stage 13 revised design guidelines grand vista release
DESCRIPTION
Amex Corporation has set a vision to create a master planned community within the heart of Ripley Valley on the urban outskirts of Brisbane - A progressive, vibrant and modern new town, that brings back true neighbourhood living.For more information, visit: http://www.providenceripley.com.au/resources/grand-vista-resourcesTRANSCRIPT
Home Design GuidelinesMarch 2014Protecting your investment
2
What is Providence? 2
Project Vision 4
Approval Procedure 6
Design Vision 7
Site Planning 8
Climate and Building Orientation 8
Natural Gas 8
National Broadband Network 8
Site Cover and Amenity 9
Setbacks and Height 10
Setback Table 11
Private Open Space 13
Building Design 14
Garages and Driveways 14
Roofs 15
Verandahs Balconies and Porches 15
Building Articulation and Treatment 16
Building Articulation 17
Landscaping 18
Planting Design 19
Front Yard Landscapes 19
Retaining Walls 20
Front Fencing 21
Side and Rear Boundary Fencing 21
Side Fencing and Corner lots 22
Driveways 24
Letter Boxes 25
Ancillary Structures 26
Environmentally Sustainable Design 27
Contents
Appendix A 32
Parkway, Affinity, Grandview Releases
Appendix B 35
Individual lot guidelines -
Stage 8a, 13 and 14 Releases
Appendix C 59
National Broadband Network
Appendix D 62
Approved Plan of Development
Appendix E 64
Minimum Documents Checklist DRC
Appendix F 66
Execution
Appendix G 68
Glossary of Terms
1
Amex Corporation was established in 1987 as a property
development company specialising in residential land
subdivision, operating initially in Perth and then expanding
into Brisbane (1988) and Melbourne (1993).
The company is a family based privately owned organisation
with family members actively involved in the executive
management of the business.
It is Amex’s strategy to make long term investments in future
residential land and the community that is created from it.
World class planning and a collaborative approach to the
statutory approval process are key elements to this strategy.
Amex Corporation has set a vision to create a master planned community within the heart of Ripley Valley on the urban outskirts of Brisbane - A progressive, vibrant and modern new town, that brings back true neighbourhood living.
What is Providence?
2
3
Project Vision “A progressive, vibrant and modern new town, that brings back true neighbourhood living.”
Providence offers a breath of fresh air: A new address that melds the values of the past with benefits and opportunities of the future.
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A place that harnesses people’s passion. That gives rather than takes. A substantial and prosperous new address that provides all the opportunities of “live, learn, work, play and stay”, but never loses its soul, being its community heart created around true neighbourhood values.
A town with a focus on the future, that is in tune with the desires of its community, that evolves and adds new layers, always centred around people, to create the most desirable new address choice in Brisbane’s western fringe.
A unique and special place built around people and the basic human need to connect with others. To be inspired. To bring out their creative side in ways they may have never thought possible.
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Step 1 • Once you have purchased your site, discuss the housing and landscaping
design standards with sales staff and/or the DRC
• Please note individual lot guidelines which may apply to allotments in
Parkview, Affinity, Grandview releases (Stages 4-6). Refer to Appendices
A and B.
• Meet with your designer to commence concept design
Step 2 • Submission of Concept or Sketch Drawings to DRC for initial approval
• DRC will give written feedback or may contact you to organise a
meeting with you and your designer
• Address any issues raised by the DRC and resubmit if required
Step 3 • After receiving written approval from DRC, commence Building
Application documents including landscape plans
• Submission of Building Application document to DRC for approval.
• DRC will give written feedback or may contact you to organise a meeting
with you and your designer
• Address any issues raised by the DRC and resubmit if required
Step 4 • After receiving written approval from the DRC, commence your energy
audit, engineering and other consultant documents as required to submit
your Building Application to your private certifier.
• If design changes through this process you must resubmit to the DRC.
• Submit a copy of your stamped approved Building Application and energy
rating assessment to DRC
Step 5 • Construction of Approved home must be commenced within 12 months
of purchase of the land and completed within a further 9 months
• Landscaping is to be completed within the same time frame
• DRC will inspect homes during or after completion to ensure its
compliance with the approved drawings
Approval Procedure To help assess your new home the Design Review Committee
(DRC) require the home builder to provide clear documents
to describe the look, layout and material intended to be used
and to make sure that all homes are in keeping with the vision
for the Providence Community.
Building works may not commence until DRC has issued
formal written approval of the documentation.
All documents should be 1:100 scale at A3 and show your
contact information and site details including lot and
street number.
Your builder must submit all documents via the DRC email
address - [email protected].
To ensure the design review and approval process can be
finalised as soon as possible please include in the submission
a completed Minimum Documents Checklist for DRC - this
can be found in appendix “E” or requested digitally via the
email above.
Plan of DevelopmentAppendix D comprises the Plan of Development. This
plan contains the minimum design controls to be met in
accordance with the relevant Approval Authority at State
and Local Government. The Home Design Guidelines are
aligned with the Plan of Development controls, however
they also provide additional controls so that the preferred
neighbourhood outcomes are achieved as part of the design
vision for Providence. The Design Review Committee may
approve design outcomes that are different to the Home
Design Guidelines subject to demonstration of similar
outcomes. The DRC cannot approve different solutions to
those contained in the Plan of Development.
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Design VisionThe intent of these guidelines is to foster a modern
contemporary town feel. They comprise guidelines to assist
in the promotion of a consistent and high standard of house
and garden design.
Contemporary modern homes will be achieved through
consistent setback controls, complementary colours and
material selection and gardens that enhance the streetscape
and the neighbourhood of your home.
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Site Planning
Climate and Building OrientationA home that is well positioned on its site delivers significant
lifestyle and environmental benefits. Correct orientation
assists passive heating and cooling, resulting in improved
comfort and decreased energy bills.
Natural GasWhen designing your home and planning for your homesite,
it is important to consider service and energy connections.
Providence will provide natural gas as an alternative energy
source to electricity that assists in reducing your carbon
footprint and making your home and neighbourhood a cleaner
place to live.
Natural gas is the cleanest burning of all fossil fuels.
In Providence, natural gas is the preferred energy source
for cooking and hot water. Choosing natural gas is a sure
way to reduce your carbon footprint.
National Broadband NetworkHomes to have provision for the NBN Co to be connected
immediately or by subsequent home owners, by providing the
conduiting and power point as detailed in Appendix C ‘ Key
information for builders and cablers’.
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Site cover and amenitySite cover for each lot is varies and is shown on the setback
table. For specific site cover details relevant to your lot type
please refer to the Plan of Development.
Dwellings must have a minimum area of private open space
at ground or upper levels accessible from a living room
consisting of at least:
- for a two bedroom dwelling, 9.0m2 with a minimum width
of 2.4m.
- for a three or more bedroom dwelling, 12.0m2 with
a minimum width of 2.4m.
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Setbacks and height• The maximum height of buildings shall be in the order
of 9 metres.
Setbacks are specified as contained in the Setback Table.
• The location of the built to boundary walls are indicated on
the Plan of Development included in your Sales Package.
Where built to boundary walls are not adopted or shown
on the Plan of Development, side setbacks shall be in
accordance with the Setback Table.
• Built to boundary walls on the low side of the lot must be
founded deep enough to allow an adjoining lot to be cut to
an appropriate depth.
• Boundary setbacks are measured to the wall of the building
or edge of balcony, except for street frontage where it is
measured to outermost projection.
• Eaves (except on a wall that is built to the boundary) should
not encroach within 450mm of the side or rear boundaries.
Gutters may not extend beyond the boundaries of the lot.
• First floor setbacks must not encroach within the minimum
ground floor setbacks.
• Garages must not project forward of the front building
setback and must be setback a minimum of 5.0m from the
front property boundary.
• The rear or side setback maybe 0.0m to verandah/balcony
where adjoining park.
Maximum Building Height
9.0m
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Setback table Terrace Allotments 6m
Cottage Allotments8.5m
Villa Allotments 10.5m
Premium Villa Allotments 12.5m
Courtyard Allotments 14m
Traditional Allotments 16m
Premium Traditional Allotments 18m+
Ground Floor
First Floor Ground Floor
First Floor Ground Floor
First Floor Ground Floor
First Floor Ground Floor
First Floor Ground Floor
First Floor Ground Floor
First Floor
Front Setback
Front/Primary Frontage 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4
Garage (not on a laneway) n/a n/a 4.5 n/a 4.5 n/a 4.5 n/a 4.5 n/a 4.5 n/a 4.5 n/a
Side Setback
Built to Boundary 0.0 0.0 0.0 0.0 0.0 0.9 0.0 1.0 0.0 1.0 0.0 1.0 0.0 1.0
Non Built to Boundary 0.9 0.9 0.9 0.9 0.9 0.9 1.0 1.0 1.0 1.0 1.0 1.5 1.0 1.5
Corner Lots - Secondary Frontage 1.0 1.0 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5
Rear Setback
Rear (non-laneway) n/a n/a 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 1.0 0.9 1.0
Rear (from laneway boundary) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Garage (from laneway boundary) 0.5 n/a 0.5 n/a 0.5 n/a 0.5 n/a 0.5 n/a 0.5 n/a 0.5 n/a
Other Requirements
Built to Boundary Length 80% of lot length 75% of lot length 70% of lot length 65% of lot length 65% of lot length 60% of lot length 60% of lot length
On site parking requirements (minimum) 1 or 2 bedroom dwelling: 1 covered space
1 or 2 bedroom dwelling: 1 covered space
1 or 2 bedroom dwelling: 1 covered space
1 or 2 bedroom dwelling: 1 covered space
1 or 2 bedroom dwelling: 1 covered space
1 or 2 bedroom dwelling: 1 covered space
1 or 2 bedroom dwelling: 1 covered space
3+ bedroom dwelling: 2 spaces incl. one covered
3+ bedroom dwelling: 2 spaces incl. one covered
3+ bedroom dwelling: 2 spaces incl. one covered
3+ bedroom dwelling: 2 spaces incl. one covered
3+ bedroom dwelling: 2 spaces incl. one covered
3+ bedroom dwelling: 2 spaces incl. one covered
3+ bedroom dwelling: 2 spaces incl. one covered
Single or tandem garage acceptable with a maximum width of 40% of the lot frontage
Single or tandem garage acceptable with a maximum width of 40% of the lot frontage
Single or tandem garage acceptable
Double garages are only permitted on laneway allotments
Double garages are only permitted on laneway allotments
Double garages are only permitted on laneway allotments or two storey allotments 1
Single, tandem or double garage acceptable
Single, tandem or double garage acceptable
Single, tandem or double garage acceptable
Single, tandem or double garage acceptable
Garage location Garages to be located along the built to boundary wall
Garages to be located along the built to boundary wall
Garages to be located along the built to boundary wall
Garages to be located along the built to boundary wall (Optional where side boundary adjoins a lane)
Garages to be located along the built to boundary wall (Optional where side boundary adjoins a lane)
Garages to be located along the built to boundary wall (Optional where side boundary adjoins a lane)
Garages to be located along the built to boundary wall (Optional where side boundary adjoins a lane)
Site Cover (maximum) 85% 75% 70% 70% 70% 70% 70%
Note 1: For two-storey allotments not on a laneway, the garage must be setback at least 1.0m behind the main facade, excluding balconies, and the garage doors are articulated, and comprise a mix of materials and colours, or are staggered.
For a full copy of the plan of development please refer to Appendix “D”
Note 2: Primary Frontage is your street address, Secondary Frontage occurs on a corner lot or where your allotment may front a public park.
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PROPERTY BO
UN
DA
RY
PROPERTY BO
UN
DA
RYGutter detailFascia built to boundary
Gutter detailSetback built to boundary
PROPERTY BO
UN
DA
RY
PROPERTY BO
UN
DA
RY
max fall across site 10%
Boundary setbackspecified in setback table
Boundary setbackspecified in setback table
300mmmin
300mmmin
300mmmin
1m m
ax
PROPERTY BO
UN
DA
RY
max fall across site 10%
Face brickwork orpainted render finish
Build to boundary1st floor setback
as per setback table
Not to boundary setback900mm min
as per setback table
1000
mm
max
100m
mm
in
PROPERTY BO
UN
DA
RY
max fall across site 10%
Face brickwork orpainted render finish
Build to boundary1st floor setback
as per setback table
Not to boundary setbackas per setback table
1000
mm
max
100m
mm
in
PROPERTY BO
UN
DA
RY
max fall across site 10%
Face brickwork orpainted render finish
Build to boundary1st floor setback
as per setback table
Not to boundary setbackas per setback table
1000
mm
max
100m
mm
in
NOTE: Drawings based on Practice note No. 7 - Designing for Small Lots published by Economic Development Queensland.
Concealed Gutter Built to Boundary
Boundary Setbacks for Sloping Sites Zero Lot Line Construction Details Options
Recessed Gutter Built to Boundary Conventional Fascia Gutter Built to Boundary
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Privacy created through fencing and vegetation
Private Open SpaceWhen private open space is designed and located thoughtfully
in site planning for the home, it will dramatically enhance the
lifestyle needs of the residents. Private open space should be
located to have strong relationships with the internal living
areas of the dwelling to maximise entertaining, relaxation and
recreation living areas. It is also important for private open
space to be functional for day to day needs.
• Private open space should be located, where possible
to maximise Northern & North-Eastern exposure of the
allotment. Ensure privacy of the occupants and consider
overshadowing impacts on adjacent buildings and
open space.
• Private open space should have a clear relationship to the
internal living area of the dwelling.
• The design of your home should focus on quality of the
space in terms of orientation, size, shape and landscape
treatment.
• Refer also to section on site cover and amenity.
Indoor/outdoor living
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Garages and Driveways The design of your home must provide accommodation for
your vehicles on-site with minimal visual obtrusiveness and
adequate provision for vehicle manoeuvring. The location
and treatment of garages and garage doors is to contribute
positively to the streetscape and be in accordance with the
following requirements:
Garages are to be constructed simultaneously with the dwelling
and be compatible with the main building in teams of height, walls,
windows, roof forms, colours and materials.
Additional car parking spaces may be provided in tandem
within the property boundary. No carports are permitted.
Other than where accessed from a laneway, the maximum
width of a driveway at the lot boundary shall be 4.8m where
serving a double garage and 3.0m where serving a single garage.
There is a maximum of one driveway per dwelling, unless it
is a corner lot.
It is envisaged that the presentation of the dwellings at Providence will reflect the modern vibrancy of the Town. The following guidelines aim to ensure your investment by maintaining the overall quality of the neighbourhood through building design and an appreciation of the local environment and lifestyle.
Building Design
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Roofs Roof design should be representative of the contemporary
Town “feel”, whilst showing respect for local environmental
values. Roof designs that are a simple composition of shapes
will aid in reducing their visual prominence. The use of
verandahs, balconies and other architectural elements are
encouraged to create interest in the roof design. A break in
length shall be provided for fascias longer than 15m, where
fronting a street.
Roof materials shall consist of either colorbond or
a flat profile roof tile.
Roofs should conform to the following types:
• Pitched roofs at a minimum of 22.5° (hip or gable);
• Skillion roofs; and
• Flat parapeted roofs.
Verandahs Balconies and Porches The inclusion of verandahs, balconies and porches in the
design of your home will contribute to your enjoyment, safety
and comfort. Where verandahs, balconies or porches are
included they should complement the dwelling style, materials
and colours and should not dominate or be out of scale with
the front elevation of the dwelling.
Front verandahs, or porches should be designed so as
to identify and emphasise the entrance to the dwelling.
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Building Articulation and TreatmentExternal colours used in the design of your home should be
an expression of natural finishes that will complement the
colours of the surrounding natural environment. External
materials should be of a harmonious design, selected to
enhance features of the dwelling and be respectful of the
character of nearby dwellings. The building should conform
to the following:
Front facade materials and colours
• Minimum of 2 complementary materials and colours to
facade facing street and no more than 4 different materials
and colours.
• A limit of 80% total wall coverage (excluding windows/
openings) applies to the use of any one material or colour.
• Face Brickwork may be used as a feature to the front facade
to a maximum of 50% of total wall coverage (excluding
windows/openings).
Note: Samples of external colours (roof and walls) must be submitted and approved as part of the approval process. “Feature” colours will be considered on application.
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Building Articulation Primary Frontage Treatment - Street Address
• Each street or park frontage must be addressed with
inclusion of three or more of the following design
elements in the related facade:
- balconies, porches or verandahs;
- awning and shade structures;
- variation to roof and building lines;
- inclusion of window openings; and
- use of varying building materials.
Secondary Frontage Treatment
All buildings with a facade of more than 10.0m that are
visible from a street or park are articulated to reduce the
mass of the building by two or more of the following:
- windows recessed into the facade;
- balconies, porches or verandahs;
- window hoods; and
- shadow lines are created on the building through
minor changes in the facade (100mm minimum). - use of varying building materials.
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The landscape in any home is an important part of the lifestyle of the owners and character of the lot. Landscapes also form an important part of the streetscape, neighbourhood and its links to the community and character of the local area. It provides basic needs such as shading, colour, texture and privacy. It also helps to soften the hard elements of the buildings in the neighbourhood and provide us with a link to nature that is too often lost in urban areas.
The design of your landscape should look to utilise plants, materials and finishes that complement your lifestyle and your house. It is also a great opportunity to contribute to the appearance and quality of your neighbourhood.
Landscaping
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Planting DesignSelect plants should be suited to the local climate and rainfall.
Native species that have evolved in your region are best
adapted to cope with local conditions. As the Ripley Valley
area is in Sub-Tropical South East Queensland, there are a
number of local native species as well as appropriate exotic
plants that grow well in the local soil types.
Some of the benefits of native plant species are:
• Encourage local/ native fauna and insect species;
• Often require less watering to thrive;
• Require less fertiliser and additives to thrive;
• Wide range of forms, flowers and colours available.
Front Yard LandscapesThe design and presentation of your front yard can not only
improve the presentation and value of your home but can
help to improve the quality and appearance of the street in
which you live. A well designed and maintained front yard
helps to promote community pride and create awareness of
the importance of the landscape in people’s homes and lives.
When designing your front yard the following should be considered
in maximising presentation, access and amenity aspects:
• Design planting and paths to address the different levels
of access into your home;
• Place trees to provide shade and screening to rooms at the
front of the house;
• Ensure planting selection and garden bed location offer
clear views and surveillance opportunities to the street;
• Look to maximise colour and texture opportunities to
highlight the architectural form and features of your home.
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Retaining WallsRetaining can walls can help to enhance your house in the
following ways:
• Maximise usable areas in your garden especially where there
is a change of level between your house and the footpath
• Complement your home and garden areas through the
selection of complementary wall materials, colours and
locations.
Some of the materials for retaining walls are:
• Split Face Masonry
• Rendered and painted smooth face masonry
• Landscape ‘key stone’ walls
• A Grade sandstone blocks
The following materials will not be permitted in front
yard landscapes:
• Timber sleeper (treated or untreated);
• Concrete sleeper walls
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Front FencingFront fencing generally is not permitted except for special
circumstances such as:
• Privacy around outdoor living spaces when located in the
front yard (or side yard in the case of corner lots); and
• Privacy and safety around swimming pools when located
in the front yard or side yard in the case of corner lots.
In such cases, fencing in the front yard shall be limited to:
• 50% transparent or not to exceed 1.2 metres in height
• A maximum of 60% of the front boundary length; and
• Setback 1.5m from the front property boundary to allow
for landscaping and screen planting, for at least 50% of
the fence’s length, except where adequate perforation is
provided to minimise the visual impact on the street.
Side and rear boundary privacy fencingSide and rear boundary fencing should consider the need
for privacy, security and amenity. Materials and colours
should complement your home and garden areas.
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Side fencing on corner lotsTo create a neighbourhood streetscape it is important for
side fencing on corner lots to not only provide a dwelling
with privacy but also to present well to a public street.
The adjacent plan is an example of locations where side
fencing is required to provide fence types in accordance with
Types A and B as shown in the diagrams. These fence types
will be required on similar lots throughout the Providence
Community.
If visible from a street or park, the tops of fences on sloping
lots must be horizontal and not follow the line of slope.
Steps in the fence will be required in gradual increments.
Site conditions are likely to differ depending on landform,
so alternative solutions will be considered by the Design
Review Committee. T Y P I C A L L A N E W A YMin 1m
Min 1m
1500mm High permeable fencing
Min 1m
Min 1m
Planting Area1800mm High fencing
LEGEND
Side fencing locations
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Fencing Proposal for Laneway Lots
Fence Type B Fence Type A prop
erty
bou
ndar
y
Fence Type A 1800 highFence Type B 1500 highFence Type A 1800
Fencing Proposal for Laneway Lots
Fence Type B Fence Type A prop
erty
bou
ndar
y
Fence Type A 1800 highFence Type B 1500 highFence Type B 1500
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DrivewaysThe driveway can often dominate the frontage of the home
and detract from the streetscape appeal. Only one driveway
is permitted for each allotment and it is the intention to soften
the visual impact of the driveway by designing it to address
the following:
• Not greater than 3.0m for a single garage and no greater
than 4.8m wide for a double garage at the street boundary;
• Extend from the kerb edge to the garage/carport;
• Allow for at least 1.0m of screen planting between driveway
and side boundaries (where possible);
• Require minimal earth works and disturbance to existing
surface features by crossing slope and have a maximum
gradient to comply with the relevant Australian Standard;
• Be completed prior to the occupancy of the home; and
• Ensure that finished surface level of the driveway is
consistent with any existing footpaths that it may cross.
Driveway surface materials and colours are to complement
the dwelling and landscape and may include:
• Concrete or clay pavers laid over reinforced concrete base;
• Exposed aggregate; or
• Coloured concrete.
The use of other products or materials must be approved.
Under coated grey, broom-finished concrete and stamped
driveways are NOT acceptable. Car track driveways are
NOT acceptable.
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Letter BoxesLetter boxes must be clearly visible and identifiable from
the street or lane as relevant and are to be designed and
constructed to be consistent in material and colours with
the dwelling.
It is preferred that letter boxes are constructed of brick or
similar material and incorporated into the landscaping.
Letter boxes on poles are NOT acceptable.
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Ancillary Structures
Garbage Bin Storage, Plant and EquipmentGarbage bins, plant and equipment (eg. air conditioner
condensers), must not be visible from a street or park.
Appropriate site design or screening measures with fences
or enclosures that complement the material and colours of
the house, should be adopted.
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Cost efficient homes, smart homes, sustainable homes are all terms used to describe homes
that are designed to save money, increase the value of your investment, feel safer, move around
more easily and help the environment. When designing a home, it is important that it is
environmentally sustainable and responds to the needs of your family as it grows with reduced
maintenance and running costs over time. Principles worth considering and discussing with
your builder are comprised below.
1. Glazing and Frames Materials
a. Consider passive solar design - window placement, size and shading
b. Controlling heat flow through glazing and window frame material
c. Use WERS to determine glazing requirements
2. Insulation for ceilings and walls
a. Combine insulation with design for climate considerations
b. Consider insulation type and material to suit local climatic conditions and external
wall exposure
3. Indoor Air Quality relating to materials and finishes and ventilation
a. Consider the types of paints, glues, plastics, and some manufactured wood products
These can release chemical substances at room temperature, called VOC’s
(Volatile Organic Compounds). Consider toxicity, quantity and proximity of materials
b. Ensure cross-ventilation through passive solar design techniques and ceiling fans
as well as mechanical ventilation in bathrooms
Environmentally Sustainable Design
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4. Hot Water Systems
a. Review types of hot water systems to meet your expected usage, operating cost and
available energy sources from solar, gas or electricity
5. Lighting and Energy Consumption
a. Consider the range of energy available from solar, gas and electrical
b. Maximise daylight where most required
c. Install multiple switches to control lighting
d. Use compact florescent lights and LED lighting as the most efficient and cost-saving
lighting over longer periods, despite the initial up front cost
e. Spend time with your builder designing the location of lighting and switches to make
your home safe and efficient
6. Water Usage and Harvesting
a. Conserving water saves you money. Install water efficient taps, shower heads, toilets
and appliances. Use drought resistant plants and groundcovers where grass is not
needed. Wash cars, caravan and boats on the grass where possible
b. Whilst rainwater tanks are not mandatory, it makes sense to use free water from the
sky for external use, rather than pay for it
7. Promote resource efficiency
a. When considering your bench tops, splashbacks, doors, shelves and cabinetry, and
floors, use products such as natural stone, reconstituted stone, natural timber,
recycled wood products and some glued-wood products such as composite products,
finger-jointed timber, laminated timber, fibreboard, hardboard and plywood
8. Universal Design
a. Consider the longevity of your home which spans age, gender and ability
b. Provide easy access to your home from your street and your garage
c. Have a room on the ground floor that could be adapted as an additional bathroom
and bedroom
d. Incorporate doors and corridors that allow for easy access and movement – consider
corridor width
e. Consider kitchens that are safe for all people to use
f. Consider handles and tapware within easy reach by all people
9. Construction types
a. Heavyweight and lightweight materials used in construction differ in mass content.
Heavyweight construction systems are usually masonry and include brick, concrete,
concrete block, tiles, rammed earth, mud brick, etc. Lightweight construction uses
timber or light gauge steel framing as the structural support system for non-structural
cladding and linings (eg. fibre cement, plywood and colorbond steel)
b. Consider construction types and a combination of both according to such things
as site conditions (such as slope), optimising climatic outcomes, and external or
internal usage
The above material has been sourced from the Housing Industry Association and the
Greensmart program. For more information refer to the link below:
http://hia.com.au/hia/channel/Builder/region/National/classification/Greensmart.aspx
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10. Passive Heating and Cooling
SummerObjective: Design to reduce heat gain to internal and external areas
Solar Access & Shading
The following principles should be applied:
• design to provide shading to all walls, openings, outdoor living areas and hardstand
paving to minimise heat absorption and reflection through:
• wide eaves designed to shade summer sun;
design shading devices to suit the orientation (east and west require different
shading to north); screening structures; and screening vegetation such as vines on
trellises to shade walls.
• design glazing size and location to minimise heat gain in summer and heat loss in winter.
15% glazing ratio (window to floor area ratio). Too much glass leads to overheating;
• provide fewer windows on the east and west elevations; and
• where applicable consider glazing tint to allow light and minimise heat transfer.
Insulation
The following principles should be applied:
• external lightweight skin insulates the mass in walls from solar gain allowing it to act as
a heat sink during the day to maintain interior cool;
• provide insulation to roofs and walls to prevent heat gain from the exterior in summer; and
• reduce heat gain issues of colours selected for façade and roof.
Thermal Mass
The following principles should be applied:
• provide shading to internal thermal mass in walls and floors for cooling effect of heat sink in
summer; and
• thermal mass may require access to night ventilation for purging of any heat gained during
the day to avoid excess internal heat gain.
Natural Ventilation
The following principles should be applied:
• use open planning to enhance cross ventilation;
• locate openings in buildings and courtyards between buildings to catch the prevailing
breezes (north east or south east); and
• use vegetation plantings to channel cooling breezes into buildings.
WinterObjective: Design to enable heat gain to internal and external areas
Solar Access
The following principle should be applied:
Design of shading to enable solar access to internal and external living areas –
particularly in the morning and afternoon through;
- Eaves designed to allow winter sun
- Window shading designed to allow winter sun
- Deciduous vegetation (trees and vines on trellises)
Thermal Mass
Provide thermal mass in walls and floors (interior and exterior) and expose to radiant
heat (sun). The mass in walls and floors is used to store and release heat energy to
stabilise internal temperatures.
Natural Ventilation
Locate buildings and vegetation plantings to screen outdoor areas from winter westerly winds.
Insulation
The following principles should be applied:
• provide insulation to walls and roofs to prevent heat loss from the exterior in winter; and
• provide curtains to windows / doors to retain heat during night.
31
Appendix A - Stage 8a, 13 and 14 Releases
32
731
730
729
728
727
726
725724
723722
721
720719
718717
716715
714
674673
672671
670669
713
712
711710
709708
707
706
680
679
678
677
676
675
742
741
740
739
738
737
736
735
734
733
732
705
704
703
702
701
700
699
698
697
696
695
694
693
692
691
690
689
688
687
686
685
684
683
682
681
392393
394
391
390
389
413414
415
Amex Corporation Pty Ltd and Daleswan Pty Ltd, their related bodies corporate and associated entities, their directors and officers, employees and agents (Amex) give no warranty that the information contained in this ‘document’ is, or will remain accurate, complete and current. Images are given as a visual aid, and are indicative only.
Plans are subject to final design and council approval, and are not necessarily to scale. Street names are subject to council approval. To the extent permitted by law, Amex excludes all liability for any loss which arises as a result of any reliance on the information contained in this document or otherwise in connection with it.”
33
34
Appendix B - Individual lot guidelines Stage 8a, 13 and 14 Releases Protecting your investment
35
INDIVIDUAL LOT GUIDELINES 38
HOUSING GUIDELINES 40• Two Storey Dwellings
• Primary Frontage Lots
• Corner Lots
• Corner Lots Requiring Specific Treatment
• Multiple Residential Lots
LANDSCAPE GUIDELINES 56• Primary Frontage Lots
• Corner Lot
Contents Page
36
37
Individual lot GuidelinesThe highlighted lots in the adjacent Key Plan are key sites and must consider the
individual lot guidelines contained within this document to ensure a quality outcome.
Appendix B is divided into two sections - Housing Guidelines and Landscaping
Guidelines.
These guidelines are to be read in conjunction with the Plan of Development and
the Home Design Guidelines. This document provides guidelines to homes that
are visually prominent. They are aimed at achieving a quality housing and landscape
outcome that will protect your investment in the neighbourhood.
All individual home designs and landscaping treatments will be reviewed by the
Design Review Committee. It is understood that particular building and on-site
conditions may vary which will require different design solutions that may not be
contained in this document. Therefore alternative treatments may be considered,
provided they demonstrate similar outcomes to the design guidelines.
Building Commencement:
To ensure neighbourhoods are completed in a timely manner, building is to
commence within 12 months of purchase of your home allotment.
Plan of DevelopmentAppendix D comprises the Plan of Development. This plan contains the minimum
design controls to be met in accordance with the relevant Approval Authority at
State and Local Government. The Home Design Guidelines are aligned with the
Plan of Development controls, however they also provide additional controls so that
the preferred neighbourhood outcomes are achieved as part of the design vision
for Providence. The Design Review Committee may approve design outcomes that
are different to the Home Design Guidelines subject to demonstration of similar
outcomes. The DRC cannot approve different solutions to those contained in the
Plan of Development.
38
Key Plan HIG
R
OA
D
RO
AD
AD
New
Roa
d
16
.5m
13.75m W
ide
New
Road
New
Road
13.75m
W
ide
14m Wide
13.75m WideNew Road
13.8.8
112.712.712.7
15.5
15.4
17.5
15.51
14
14
STAGE 1444TAGETAGGE
STAGE 133TAGESS
STAGE 8aE 8a8GESTS11141
12.5
18.2215.45
15.4
18
Primary Frontage Lots
Corner Lots
Multiple Residential
Elevated Lots
Corner Lots Requiring Specific Treatment
• Fencing on Secondary Frontage
• Landscaping
39
Housing Guidelines
40
HIG
R
OA
D
RO
AD
AD
New
Roa
d
16
.5m
13.75m W
ide
New
Road
New
Road
13.75m
W
ide
14m Wide
13.75m Wide
New Road
13.8.8
112.712.712.7
15.5
15.4
17.5
15.51
14
14
11141
18.2215.45
15.412.5
18
STAGE 1444TAGETAGGE
STAGE 133TAGESS
STAGE 8aE 8a8GESTSMandatory Two Storey Dwellings
Two Storey Dwellings• The lots shown on the adjacent plan are classified as mandatory
two storey dwelling construction or desirable two storey dwelling
construction. These lots are:
• Highly visible from public spaces and major streets
• Located at visually significant intersections
• Located at street corners opposite park
• Lots classified as desirable two storey are preferred with two storey
dwelling construction for visual amenity from open space , but can be of
single storey construction.
41
Desirable Two Storey Dwellings
Private open space
Garage location
Maximum building location envelope (excluding eaves)
Letterbox
Optional built to boundary wallEntrance delineation by facade treatment and / or protrusion of porches, verandahs,balconies or equivalent
Bin storage / Bin pad
Home entry
Balcony, wall articulation or window treatment mandatory
Preferred Locations:
Allotment Details:
413414
390
393
394
New
Roa
d
16
.5m
620m²
580m²
755m²
640m²
640m²
2.43
1
0.9
Street
5
32.4
1
0.9
1
0.9
32.4
5
1
0.9
2.4
35
53
10.9
5
Control Diagram for Lots 390, 393, 394, 413 and 414
Primary Frontage Lots
42
Key Plan - Lots 390, 393, 394, 413 and 414
2 storey
Controls (Two Storey)Lots 390, 393, 394, 413 and 414 require two
storey construction which includes:
Balcony, wall articulation or window treatment
• Balconies to the second storey are
mandatory.
• Balcony design and wall articulation
emphasises the height of the ground storey.
• Must include material variation between
upper and lower storeys.
• Window openings should be well
proportioned emphasising the vertical
dimension.
• Walls over 8m in length on any elevation
without windows or articulation are not
permitted.
• Face brick to be used as feature only.
• Rear setback for ground floor is 0.9m
• Rear setback for first floor is 1.0m
• Consider balcony treatment for privacy with
regard to balustrade finish and balcony size
with regard to adjoining internal room.
Roofing
• Colorbond or a flat profile roof tile are
preferred.
• A minimum of 450mm eaves must be
provided for houses with pitched roofs. Eaves
must be provided to all sides of a double
storey house.
• Where garages are not built under the 2nd
level of a house, eaves are not required to the
side of a garage where it is constructed on
the boundary.
Garage
• Garage door profiles must reflect the style
of the facade. No historical decorative
treatment is permitted. Alternative
decorative treatments such as timber finishes
are permitted and will be assessed on their
merits.
• The colour of garage doors must
complement the palette used on the house
façade.
• Panel lift or tilt type doors are encouraged.
Roller type doors are not permitted.
43
• Must include material variation between upper and
lower storeys through the use of building projection,
balconies, pergolas and other similar elements.
• Balcony design and wall articulation emphasises the
height of the ground storey.
• Face brick to be used as feature only.
Sour
ce: H
oton
doSo
urce
: Pla
ntat
ion
Hom
es
• A minimum of 450mm eaves must be provided for
houses with pitched roofs.
• Window openings should be well proportioned
emphasising the vertical dimension.
Primary Frontage Lots
44
Acceptable Facade Treatments (Source: Stylemaster/Alliance; Plantation Homes; Metricon)
Key Plan - Lots 390, 393, 394, 413 and 4142 storey
Primary Frontage Lots
45
Primary Frontage Lots
Private open space
Garage location
Maximum building location envelope
Letterbox
Optional built to boundary wallEntrance delineation by facade treatment and / or protrusion of porches, verandahsor equivalent
Bin storage / Bin pad
Home entry
Wall articulation or window treatmentmandatory
Preferred Locations:
Allotment Details:(excluding eaves)
392450m²1
53
2.4
0.9
Key Plan - Lot 392
Lot 392 can be of single or two storey
construction which includes (for two storey
construction refer to page 42 controls):
Wall articulation and window treatment
• Front facade should emphasise the vertical
dimension through use of verandah columns
or porticos.
• Entry to front door and window openings
should be well proportioned emphasising the
vertical dimension. Window openings may
not be placed against the soffit.
• Face brick to be used as feature only.
Roofing
• Colorbond or a flat profile roof tile are
preferred.
Control Diagram for Lot 392
Controls (Single Storey)• A minimum of 450mm eaves must be
provided for houses with pitched roofs.
Eaves are not required to the front or side
of a garage where it is constructed on the
boundary.
Garage
• Garage door profiles must reflect the style
of the facade. No historical decorative
treatment is permitted. Alternative
decorative treatments such as timber finishes
are permitted and will be assessed on their
merits.
• The colour of garage doors must
complement the palette used on the house
façade.
• Panel lift or tilt type doors are encouraged.
Roller type doors are not permitted.
46
Sour
ce: A
usbu
ildSo
urce
: Aus
build
• Front facade should emphasise the vertical
dimension through use of verandah columns or
porticos.
• Windows not placed against soffit.
• Skillion roofs are acceptable.
• Entry to front door and window openings should
be well proportioned emphasising the vertical
dimension.
• Panel lift or tilt type doors are encouraged.
Primary Frontage Lots
Corner Lots
Private open space
Garage location
Maximum building location envelope
Letterbox
Optional built to boundary wallEntrance delineation by facade treatment and / or protrusion of porches, verandahs,balconies or equivalent
Bin storage / Bin pad
Home entry
Balcony, wall articulation or window treatment mandatory
Preferred Locations:
Allotment Details:
Bin collection
(excluding eaves)
742645m²
693600m²
1.5
2.4
5
3
Street
Street
Street
1.5
0.9
5
2.43
Balcony, wall articulation or window treatment
• Balconies to the second storey are
mandatory.
• Must include material variation between
upper and lower storeys.
• The secondary street frontage may use forms
of articulation other than balcony treatments
such as window hoods, second storey
delineation, wall articulation and height
variation.
• Balcony design and wall articulation
emphasises the height of the ground storey.
• Windows on the front and side facades are of
similar proportions and materials and must
emphasise the vertical dimension. Non-
habitable rooms are to be avoided on the
facades fronting the street.
Control Diagram for Lot 693, 742 & 391
These controls do not apply to single storey dwellings.
• Windows are required within 3m of the front
corner of the side facade to address the side
street. Windows which wrap around the
corner of the facade are encouraged.
• Walls over 8m in length on any elevation
without windows or articulation are not
permitted.
• Face brick to be used as a feature only.
Roofing
• Colorbond or a flat profile roof tile are
preferred.
• A minimum of 450mm eaves must be
provided for houses with pitched roofs. Eaves
must be provided to all sides of a double
storey house.
• Where garages are not built under the 2nd
level of a house, eaves are not required to the
side of a garage where it is constructed on
the boundary.
Garage
• Garage door profiles must reflect the style
of the facade. No historical decorative
treatment is permitted. Alternative
decorative treatments such as timber finishes
are permitted and will be assessed on their
merits.
Controls (Two Storey)
742645m²
693600m²
1.5
2.4
5
3
Street
Street
Street
1.5
0.9
5
2.43
694575m²
2.4
511.5
5
Street
0.9
391665m²
5
2.4
1.5
5
0.9
1
48
Corner Lots
HIG
R
OA
D
RO
AD
AD
New
Roa
d
16
.5m
13.75m W
ide
New
Road
New
Road
13.75m
W
ide
14m Wide
13.75m Wide
New Road
13.8.8
112.712.712.7
15.5
15.4
17.5
15.51
14
14
11141
18.2215.45
15.412.5
18
STAGE 1444TAGETAGGE
STAGE 133TAGESS
STAGE 8aE 8a8GESTS
Key Plan - Lot 693, 742 & 391
Note: Lot 693, 742 & 391 are desirable two storey only
and may be single storey construction, but will still be
required to address the Building Articulation intent in
the Home Design Guidelines for secondary frontage
• Window articulation to
secondary street facade.
• Non-habitable rooms are to
be avoided on the facades
fronting the street.
• Windows are required within 3m of the front corner of the
side facade to address the street. Windows which wrap
around the corner of the facade are encouraged.
• The colour of garage doors must
complement the palette used on the house
façade.
• Panel lift or tilt type doors are encouraged.
Roller type doors are not permitted.
Bin Storage
• Bins must not be visible from the street and
are either screened behind fencing or within
an enclosure integrated within the fencing
and landscape design.
49
Key Plan - Lots 389, 415, 674, 675, 713, 714, 726 and 727
HIGHWAY
AB
RA
HA
MS
RO
AD
New
Roa
d
16
.5m
14m W
ide
13.75m W
ide
New
Road
New
Road
13.75m
W
ide
14m Wide
13.75m Wide
New Road
32
32
32
32
32
32
32
32
32
14
13.8
12.7
15.5
16.3
13.8
13.9
13.9
15.5
14
15.4
17.5
19.5
15.514
28
28
28
28
28
28
28
28
28
32
32
32
32
16.1
14
12.510.5
12.512.5
16.5
14
17.3
15.3
15.2
20.4
8.58.5
10.5
12.5
12.5
12.510.5
14
17.2
12.514
1412.5
12.5
24.9
32
31.9
32
32
19.819.8
16.518.2
15.415.2
32
32
32
32
17.6
14
15.4
15.4
15.4
15.4
15.4
16
32
7 27.8
16.8
32
32.2
32
3.510.5
12.513.9
7.38.3
16
17
16
14
17.1
19.7
12.5
14
18
16.4
15.3
STAGE 14
STAGE 13
STAGE 8a
Corner Lots Requiring Specific Treatment
Controls The materials, finishes and type of fencing for these allotments will be
discussed in consultation with the purchaser and the DRC before the
application for approval is made.
50
Corner Lots Requiring Specific Treatment
51
Key Plan - Lots 695-712, 721-725 and 728-741
Elevated Lots Treatment
HIGHWAY
AB
RA
HA
MS
RO
AD
New
Roa
d
16
.5m
14m W
ide
13.75m W
ide
New
Road
New
Road
13.75m
W
ide
14m Wide
13.75m Wide
New Road
32
32
32
32
32
32
32
32
32
14
13.8
12.7
15.5
16.3
13.8
13.9
13.9
15.5
14
15.4
17.5
19.5
15.514
28
28
28
28
28
28
28
28
28
32
32
32
32
16.1
14
12.510.5
12.512.5
16.5
14
17.3
15.3
15.2
20.4
8.58.5
10.5
12.5
12.5
12.510.5
14
17.2
12.514
1412.5
12.5
24.9
32
31.9
32
32
19.819.8
16.518.2
15.415.2
32
32
32
32
17.6
14
15.4
15.4
15.4
15.4
15.4
16
32
7 27.8
16.8
32
32.2
32
3.510.5
12.513.9
7.38.3
16
17
16
14
17.1
19.7
12.5
14
18
16.4
15.3
STAGE 14
STAGE 13
STAGE 8a
Controls For Lots 695-712, 721-725 and 728-741
• Maximum front setback is no more than 3 metres
• For Elevated Lots below street the finished floor level is no less than
0.76m below kerb level of street.
• Building finish floor level cannot be lower than 0.76m from top of batter at front boundary / primary frontage boundary
• Front building setback is close to boundary.
• Building addresses the street with pad drop less than 0.5m in height from front boundary.
52
Elevated Lots Treatment
• Retaining wall step back from the front boundary.• Building pad step up to integrate with slope.
• Building Pad not respond to existing slope• Retaining wall on the rear is too high
• Front building setback is close to boundary.
• Building addresses the street with pad drop less than 0.5m in height from front boundary.
• Slope integrated into the building.• Garage setback to far from front boundary53
Private open space
Garage location
Maximum building location envelope
Letterbox
Optional built to boundary wall
Entrance delineation by facade treatment and / or protrusion of porches, verandahsor equivalent
Bin storage / Bin pad
Home entry
Wall articulation or window treatmentmandatory
Preferred Locations:
Allotment Details:
Mandatory built to boundary wall
(excluding eaves)
HIG
R
OA
D
RO
AD
AD
New
Roa
d
16
.5m
13.75m W
ide
New
Road
New
Road
13.75m
W
ide
14m Wide
13.75m Wide
New Road
13.8.8
112.712.712.7
15.5
15.4
17.5
15.51
14
14
11141
18.2215.45
15.412.5
18
STAGE 1444TAGETAGGE
STAGE 133TAGESS
STAGE 8aE 8a8GESTS
Key Plan - Lot 694
694575m²
2.4
511.5
5
Street
0.9
391665m²
5
2.4
1.5
5
0.9
1
Control Diagram for Lot 694
The above control diagram demonstrates one solution to a multiple
residential lot. Designs not in accordance with the above will be considered
provided they demonstrate the intent of the controls.
Multiple Restidential Lots
54
Lot 694 requires the following which includes:
Balcony, wall articulation or window treatment
• Balconies to the second storey are
mandatory.
• Must include material variation between
upper and lower storeys.
• The secondary street frontage may use forms
of articulation other than balcony treatments
such as window hoods, second storey
delineation, wall articulation and height
variation.
• Balcony design and wall articulation
emphasises the height of the ground storey.
• Windows on the front and side facades are of
similar proportions and materials and must
emphasise the vertical dimension. Non-
habitable rooms are to be avoided on the
facades fronting the street.
• Windows are required within 3m of the front
corner of the side facade to address the side
street. Windows which wrap around the
corner of the facade are encouraged.
• Walls over 8m in length on any elevation
without windows or articulation are not
permitted.
• Face brick to be used as feature only.
Multiple Residential LotsControls (Single and Two Storey)
Roofing
• Colorbond or a flat profile roof tile are
preferred.
• A minimum of 450mm eaves must be provided for houses with pitched roofs. Eaves must be provided to all sides of a double storey house.
• Where garages are not built under the 2nd level of a house, eaves are not required to the side of a garage where it is constructed on the boundary.
Garage
• Garage door profiles must reflect the style of
the facade. No historical decorative treatment
is permitted. Alternative decorative
treatments such as timber finishes are
permitted and will be assessed on its merits.
• The colour of garage doors must
complement the palette used on the house
façade.
• Panel lift or tilt type doors are encouraged.
Roller type doors are not permitted.
Bin Storage
• Bins must not be visible from the street and
are either screened behind fencing or within
an enclosure integrated within the fencing
and landscape design.
55
Preferred
Nat
ive Plant SpeciesSuggested Native Tree Species
Acmena smithii (Lilly Pilly)
Buckinghamia
celsissima
(Ivory Curl)
Harpulia pendula
(Tulipwood)
Eucalyptus curtisii
(Plunkett Malee)
Hymenosporum
flavum
(Native Frangipani)
Brachychiton discolour
(Lacebark)
As contained in the Home Design Guidelines selected plants should be suited to
the local climate and rainfall. Preferred native species include:
Landscape Guidelines
56
ACCEPTABLE FRONT LANDSCAPE TREATMENT
Small trees provide shade to front
garden and amenity to streetscape
Shrubs and groundcovers extend
to property boundary alignment.
Minimum width of planting bed 2m
Fence set back
min. 500mm
2.0mmin
side fence 1.0m set back
1 fence panel
1.8m high fence
0.9m low fence
Letterbox design integrated
into fence design.
Provide 2 trees to front garden
min. height at time of installation
to be 2.0m.
Key Plan
Lot 390
Pathway from footpath to front door
with letterbox at path edge
Prop
erty
Bou
ndar
y
Plan
Section
Front Elevation
Preferred
Nat
ive Plant Species
Primary Frontage Lots
57
Key Plan
ACCEPTABLE FRONT LANDSCAPE TREATMENT
Preferred
Nat
ive Plant Species
Lot 693
1.8m high fence0.9m low fence
Shrubs and groundcovers extend to property
boundary alignment. Minimum width of
planting bed 2m
Small trees provides shade to
front garden and amenity to
streetscape
Fence set back
min. 500mm
1 fence panel
Pathway from footpath to front
door with letterbox at path edge
2.0mmin
low fence set back 5.0m min from front of house at corner
Prop
erty
Bou
ndar
y
Letterbox design integrated into fence design.
Provide 2 trees to front garden min. height at
time of installation to be 2m.
Tree to corner of the lot.
Screen for rubbish bins.
Plan
Front Elevation
Section A
A
A
section
Corner Lots
Appendix C - National Broadband Network
Key
info
rmat
ion
for b
uild
ers
and
cabl
ers
FGL
Str
eet C
ondu
it
Pro
pert
y B
ound
ary
Pro
pert
y B
ound
ary
ALL
CO
ND
UIT
FIT
TIN
GS
MU
ST
BE
GLU
ED
OR
AN
GE
CO
ND
UIT
MU
ST
NO
T B
E U
SE
D
Min
. 100
mm
rad
ius
bend
s
Min
. 410
mm
hei
ght f
rom
fin
ishe
d gr
ound
leve
l
Min
. 300
mm
set
bac
kfro
m b
uild
ing
corn
er
Min
. 300
mm
rad
ius
bend
100m
m –
140
mm
ho
rizon
tal s
epar
atio
nM
in. 3
00m
m
1 x
P23
Con
duit
(bui
lder
to s
uppl
y)
P23
Lea
d-in
C
ondu
it
Min
. 100
mm
ra
dius
ben
d
Flo
or
Sla
b
1 x
P23
Con
duit
(bui
lder
to s
uppl
y)
Inte
rnal
Con
duit
PC
D
NT
D
GP
O
PS
U
P23
Lea
d-in
C
ondu
it
Pro
pert
y E
ntry
P
oint
Ele
ctric
ityE
nclo
sure
Inte
rnal
P23
Con
duit
Inte
rnal
P23
Con
duit
PC
D
Str
eet P
it (ty
pica
l)
Fig
ure
1.E
lect
rici
ty e
nclo
sure
on
the
sam
e si
de
of
the
bui
ldin
g t
o t
he p
rop
erty
ent
ry p
oin
t
Fig
ure
2.E
lect
rici
ty e
nclo
sure
on
the
opp
osit
e si
de
of
the
bui
ldin
g t
o t
he p
rop
erty
ent
ry p
oin
t
Ele
ctric
ityE
nclo
sure
PC
D
Wal
l Cav
ity
Pro
pert
y E
ntry
P
oint
Ref
er t
o t
he d
iag
ram
ab
ove
fo
r th
e In
tern
al P
23 a
nd L
ead
-in
Co
ndui
t co
nfig
urat
ions
Str
eet P
it (ty
pica
l)
Sup
ply
inte
rnal
and
ex
tern
al c
ondu
it pa
ths:
• U
se ri
gid
whi
te P
23 te
leco
mm
unic
atio
ns c
ondu
its
(23m
m In
tern
al D
iam
eter
) in
the
tren
ch (c
onne
ctin
g to
the
serv
ice
drop
con
duit)
and
with
in th
e ho
use.
G
lue
all j
oint
s us
ing
solv
ent c
emen
t•
Ensu
re th
e co
ndui
ts ru
n as
str
aigh
t as
poss
ible
• In
stal
l dra
wst
rings
in b
oth
cond
uits
• Fi
x al
l con
duits
sec
urel
y us
ing
cond
uit s
addl
es
or s
imila
r•
Pro
vide
a p
ower
poi
nt (G
PO
) with
in 1
500m
m
of th
e N
etw
ork
Term
inat
ion
Dev
ice
(NTD
) loc
atio
n•
Eac
h be
nd ra
dius
of t
he s
tree
t con
duit
mus
t be
no
less
than
300
mm
•
Eac
h be
nd ra
dius
of t
he in
tern
al c
ondu
it m
ust
be n
o le
ss th
an 1
00m
m•
Use
no
mor
e th
an 3
x 9
0º (m
ax) b
ends
bet
wee
n dr
aw p
oint
s
Unm
aint
aine
d co
py. F
or m
ost r
ecen
t ver
sion
, ref
er to
: w
ww
.nbn
co.c
om.a
u/co
nten
t/da
m/n
bnco
/doc
umen
ts/k
ey-in
form
atio
n-fo
r-bu
ilder
s-an
d-ca
bler
s.pd
f
For
mo
re d
etai
ls a
nd
inst
alla
tio
n o
pti
on
s re
fer
to: N
BN
Co
Res
iden
tial
Pre
par
atio
n an
d In
stal
lati
on
Gu
ide
: SD
Us
and
MD
Us
ww
w.n
bn
co.c
om
.au
/ass
ets/
do
cum
ents
/pre
par
atio
n-a
nd
-in
stal
lati
on
-gu
ide-
for-
sdu
s-an
d-m
du
s.p
df
NB
N C
o m
inim
um
Pre
mis
es
Co
nn
ecti
on
Dev
ice
(PC
D) s
epar
atio
ns:
Min
imum
250
mm
from
ser
vice
s in
clud
ing:
• El
ectr
icity
, gas
* or
wat
er m
eter
enc
losu
res
• W
ater
taps
or d
ownp
ipes
Min
imum
1.5
m s
ide
clea
ranc
e fro
m g
as c
ylin
ders
**C
heck
with
you
r lo
cal A
utho
ritie
s fo
r th
eir
sepa
ratio
ns
NT
D E
ncl
osu
re V
enti
lati
on
Ale
rt:
If th
e N
TD is
to b
e en
clos
ed, t
hen
vent
ilatio
n is
re
quire
d fo
r saf
ety
reas
ons.
Ref
er to
NB
N C
o R
esid
entia
l Pre
para
tion
and
Inst
alla
tion
Gui
de:
SD
Us
and
MD
Us
for s
peci
ficat
ions
.
NB
N C
o t
o s
up
ply
:•
The
P23
ser
vice
dro
p co
ndui
t fro
m p
it to
1
met
er in
side
the
prop
erty
• Th
e se
rvic
e dr
op c
able
to th
e P
CD
loca
tion
• Th
e P
CD
• Th
e in
tern
al fi
bre
optic
cab
le fr
om th
e
PC
D to
the
NTD
• Th
e N
TD•
NTD
Enc
losu
re w
ith S
tand
ard
Pow
er
Sup
ply
(Bat
tery
Bac
kup
Uni
t if r
equi
red
durin
g pr
e-in
stal
latio
n)•
All
the
fibre
opt
ic c
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60
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325 mm
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umen
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ect t
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ust n
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e us
ed e
xcep
t as
perm
itted
bel
ow o
r und
er th
e Co
pyrig
ht A
ct 1
968
(Cth
). Yo
u m
ust n
ot re
prod
uce
or p
ublis
h th
is d
ocum
ent i
n w
hole
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n pa
rt fo
r com
mer
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ithou
t the
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r writ
ten
cons
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u m
ay re
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ws,
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es o
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ctic
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ndar
ds. T
he re
cipi
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ust e
xerc
ise
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wn
judg
emen
t as
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ow b
est t
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escr
ibed
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ent i
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irem
ents
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pplic
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odes
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ract
ice
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dard
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onte
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y N
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ition
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ect m
atte
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t, ex
cept
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tate
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ise.
NBN
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DV-
BCA4
-JUL
Y14
For m
ore
info
rmat
ion:
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ne 1
800
OU
R N
BN
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0 68
7 62
6)
Vis
it ou
r w
ebsi
te a
t: w
ww
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nco
.co
m.a
u/n
ewd
evel
op
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tsE
mai
l us
at: n
ewd
evel
op
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u
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evel
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rtan
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eow
ners
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ut th
e te
leco
mm
unic
atio
ns s
ervi
ces
they
may
wan
t to
acc
ess
in th
eir
hom
es a
nd p
rovi
de g
uida
nce
on w
here
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quip
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t, ph
one
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out
lets
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uld
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cate
d.
Bot
h fix
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et a
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leph
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eo c
onfe
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eir
offic
e th
ey s
houl
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nsid
er fi
xed
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e ho
me
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onne
ct
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e de
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u
NB
N e
quip
men
t ins
talle
d w
ithin
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hom
e –
wal
l spa
ce re
serv
atio
ns
Pow
er S
upp
ly w
ith B
atte
ry B
acku
p (P
S/B
)La
yout
exa
mpl
e on
ly –
for
othe
r con
figur
atio
ns re
fer
to N
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o Re
side
ntia
l Pr
epar
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ide:
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nd M
DUs
Net
wo
rk T
erm
inat
ion
Dev
ice
(NT
D)
Insi
de
Yo
ur P
rem
ises
Out
sid
e Y
our
Pre
mis
es
Pre
mis
es C
onn
ectio
n D
evic
e (P
CD
)
Sp
ace
rese
rved
for
Pow
er S
upp
ly w
ith
Bat
tery
Bac
kup*
* Bu
ilder
s sh
ould
alw
ays
prov
isio
n sp
ace
and
envi
ronm
ent f
or P
S/B.
It m
ay b
e pr
e-in
stal
led
or
requ
este
d by
the
end
user
dur
ing
the
life
of th
e bu
ildin
g.
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uest
ing
equi
pmen
t pre
-inst
alla
tion
To e
nabl
e a
smoo
th a
nd e
ffici
ent c
onne
ctio
n to
the
Nat
iona
l Bro
adba
nd N
etw
ork,
bui
lder
s/de
velo
pers
may
requ
est
a pr
e-in
stal
latio
n of
the
in-h
ome
equi
pmen
t sup
port
ing
NB
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cces
s on
beh
alf o
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owne
rs/o
ccup
iers
of t
he p
rem
ises
.
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tion
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ome
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pmen
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rran
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lace
at l
east
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ad o
f the
est
imat
ed
hom
e co
mpl
etio
n da
te.
To re
ques
t a P
re-In
stal
latio
n of
the
NB
N E
quip
men
t, vi
sit:
ww
w.n
bn
co.c
om
.au
/pre
inst
allr
equ
est
The
follo
win
g in
form
atio
n w
ill be
requ
ired
whe
n su
bmitt
ing
a re
ques
t:
• C
onfir
mat
ion
that
you
hav
e au
thor
ity o
f all
owne
rs a
nd
occu
pier
s to
mak
e th
is re
ques
t
• C
onfir
mat
ion
that
you
hav
e th
e ag
reem
ent o
f all
owne
rs
and
occu
pier
s to
wai
ve th
eir r
ight
to b
e gi
ven
notic
e by
N
BN
Co
of th
e pr
e-in
stal
latio
n un
der S
ched
ule
3 of
the
Tele
com
mun
icat
ions
Act
199
7
• P
rem
ises
add
ress
or a
ddre
sses
• D
evel
oper
est
ate
nam
e an
d st
age
num
ber
• C
onfir
mat
ion
that
pow
er is
ava
ilabl
e
• D
ate
by w
hich
the
prem
ises
will
be a
t sec
ure
‘lock
up’
sta
ge
• Es
timat
ed c
ompl
etio
n or
han
dove
r dat
e
• A
n on
site
con
tact
and
con
firm
atio
n th
at y
ou h
ave
thei
r pe
rmis
sion
to s
ubm
it th
eir c
onta
ct d
etai
ls
• C
onfir
mat
ion
that
an
Inte
rnal
and
Lea
d-in
Con
duit
has
been
in
stal
led
in a
ccor
danc
e w
ith N
BN
Co
guid
elin
es
• C
onfir
mat
ion
whe
ther
Pow
er S
uppl
y w
ith B
atte
ry B
acku
p w
ill or
will
not b
e re
quire
d
• P
refe
rred
inst
alla
tion
date
* Fo
r ind
oor i
nsta
llatio
n on
ly, N
BN e
quip
men
t is
not
inst
alle
d in
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hibi
ted
loca
tion,
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h as
bat
hroo
m, l
aund
ry
etc.
as
per N
BN-N
O-G
DE-
0011
Gui
des.
61
Appendix D - Approved Plan of Development
62
Appendix E - Minimum Documents Checklist DRC
64
Minim
um D
ocum
ents
Chec
klist
for D
RC
Site
Plan
(s) in
cludin
g but
not li
mited
to;
Bu
ilding
enve
lope,
ease
ments
with
dime
nsion
s (if a
pplic
able)
□
Setba
cks (
as pe
r POD
)
□
Lo
catio
n of a
ny re
tainin
g wall
s (if a
pplic
able)
□
Drive
way d
etails
inclu
ding f
inish
, colo
ur an
d cro
ss ov
er de
tails
□
Bin,
air-co
nditio
ning,
letter
box t
ype,
unit l
ocati
on an
d all a
ncilla
ry se
rvice
s (cl
othes
line,
rainw
ater t
anks
etc.)
□
Ar
ea sc
hedu
les
□
Fenc
ing P
lan an
d Elev
ation
inclu
ding b
ut no
t limi
ted to
;
Loca
tion
□
He
ight a
nd ty
pe
□
Ma
terial
s
□
Lette
rbox
Loca
tion i
n elev
ation
□ Flo
or pl
ans a
re to
inclu
de dw
elling
area
s with
area
sche
dule
□
Elev
ation
s sho
wing
mate
rials
and f
inish
es as
per g
uideli
nes i
nclud
ing bu
t not
limite
d to;
Na
tural
grou
nd le
vels
at ea
ch el
evati
on fa
ce
□
Ex
terna
l mate
rial s
electi
ons a
nd he
ights
□
Land
scap
ing pl
an in
cludin
g but
not li
mited
to;
ha
rd la
ndsc
aping
area
s
□
de
tails
and m
ateria
ls;
□
fencin
g deta
ils
□
lan
dsca
pe dr
ainag
e;
□ Ex
terna
l colo
ur sc
heme
and m
ateria
ls as
per G
uideli
nes
□
Bu
ilding
spec
ificati
on as
inclu
ded i
n the
build
ing co
ntrac
t
□ Re
nder
s
Fron
t elev
ation
□
Floor
plan
□ Al
l plan
s at s
cale:
1:10
0
□ Th
e guid
eline
s will
need
to be
read
care
fully
- for
exam
ple -
Gara
ges a
nd D
rivew
ays s
tates
that
for a
doub
le ga
rage
the m
axim
um w
idth
shall
be 4.
8m or
3.0m
for a
sing
le. W
e wou
ld ex
pect
that d
imen
sions
such
as th
is wi
ll be c
learly
mar
ked.
Apply
ing th
is ap
proa
ch to
all
eleme
nts of
the g
uideli
nes w
ill ma
ke fo
r an e
fficien
t app
rova
l pro
cess
. St
reet
Numb
er:
……
……
……
……
. Lo
t Num
ber:
……
……
……
……
……
……
….
Stre
et Na
me:
……
……
……
……
. Su
bmitte
rs Si
gnatu
re:
……
……
……
……
……
……
….
Appendix F - Execution
66
Providence Home Design Guidelines
Appendix F: Execution
The Buyer acknowledges having read and understood and agrees to comply with the Providence Home Design Guidelines in accordance with the terms of the Contract for the
purchase of the Lot. The Buyer acknowledges and agrees that the Lot is part of a master planned community the object of which is to establish a modern and well-designed residential
community and it is desirable that supervision and control be exercised by Daleswan Pty Ltd ACN 105 650 075 (the Seller) for the protection and in the interests of the Buyer and
other residents of the estate in relation to the nature and type of construction to be erected and in recognition of the desirability of the construction of a sound, modern and attractive
development.
Lot Number: ……………………………………………………………
Stage: ……………………………………………………………
Buyers Name: ……………………………………………………………
Address: ……………………………………………………………
……………………………………………………………
Signed: ……………………………………………………………
Dated: ……………………………………………………………
Buyers Name: ……………………………………………………………
Address: ……………………………………………………………
……………………………………………………………
Signed: ……………………………………………………………
Dated: ……………………………………………………………
Appendix G - Glossary of Terms
1
2
3
4
5
6
Balcony
Building Wall
Built to Boundary Wall
Driveways
Front Setback - Garage
Porch
• Pitched roofs
Site Cover Setbacks Corner Lot Setback
• Skillion roofs • Flat parapet roofsMaximum Building Height
9.0m
Bui
lt to
Bou
ndar
y W
all
Bui
lt to
Bou
ndar
y W
all
maxsite cover
Front Setback
Front Setback
STREETSTREET
Sid
e S
etba
ckS
ide
Set
back
Rear Setback Rear Setback
STREET
STR
EE
T
Sec
onda
ry F
ront
age
Set
back
Front Setback- Garage
Front Setback- Garage Front
Setback
1
23
5
6
Image Source: Plantation Homessite boundary4
68
BalconyA balcony occurs at the second level of your
home providing outdoor living access. It may
be covered or uncovered.
Building WallThe building wall is defined as the main wall of
your home and excludes eaves, awnings, shade
structures, porches, verandahs and balconies.
Built to Boundary WallRefers to a wall that is built up to the boundary
of an adjoining lot. Typically an allowance
is made for construction tolerance and roof
gutters to ensure no part of the building and/
or footings extend over the side boundary.
Corner Lot – Secondary Frontage SetbackThe secondary frontage setback is measured
to the building wall, edge of balcony and
verandah.
DrivewaysDriveway width is defined as the width of the
driveway as it crosses the allotment boundary.
Front Building Setback
??
Front SetbackThe front setback is measured to wall of the
building or edge of balcony and verandah.
Front Setback - Garage The garage setback refers to the wall
supporting the garage door or opening to your
garage.
Maximum Building HeightThe maximum building height of your home
is in the order of 9 metres from the allotment
ground surface level excluding projections
such as an antenna aerial, chimney, flagpole
or the like. This level is defined as the ‘as-
constructed’ finished level of the lot provided
by the developer.
PorchA porch delineates the entry to your home and
may extend forward of the front building wall.
Rear or Side Setback
adjoining a ParkIf your rear or side boundary fronts a park,
then balconies or verandahs may be built to
the boundary, provided eaves and gutters do
not extend beyond the boundary.
Roof MaterialRoof materials include:
• Colourbond style
• Flat profile roof tile
Roof TypesThere are 3 preferred roof types defined as
follows:
• Pitched roofs
• Skillion roofs
• Flat parapet roofs
Side and Rear SetbackThe side and rear setback is measured to the
building wall, edge of balcony and verandah.
Eaves (except on a built to boundary wall),
should not encroach within 450mm of the side
or rear boundaries. Gutters may not extend
beyond the boundary of the allotment.
Site CoverSite cover is defined as the proportion of
the site covered by buildings including roof
overhangs (eaves).
Street FrontagePrimary Frontage is the street to which
your address and house number is
allocated, where the Primary Frontage is not
specifically identified on the approved Plan of
Development or in Appendix D.
Secondary Frontage occurs on a corner
allotment where the side elevation of your
home also fronts the street (excluding a laneway).
VerandahA verandah is a covered area at ground level
that extends beyond the normal width of
eaves.
Verandah
69
Disclaimer:
This document and its content forms part of the contract for properties in Providence. Maps, photographs, drawings and plans are indicative only and may not be to scale. Prospective purchasers should undertake their own enquiries for their own benefit and satisfaction. It is recommended that you seek independent advice before entering into any agreement of any nature with any party.