home design guidelines - protecting your investment

Home Design GuidelinesProtecting your investment

AUG 2015

What is Providence? 2

Project Vision 4

Approval Procedure 6

Plan of Development 6

Design Vision 7

General Design Guidelines Site planning 8

Site Planning / Building Orientation 8

Natural Gas 8

National Broadband Network 8

Private Open Space 9

Site Cover and Amenity 10

Setbacks and Height 10

Building Design 12

Garages 12

Roofs 13

Verandahs, Balconies and Porches 13

Building Articulation and Treatment 14

Building Articulation 15

Landscaping 16

Planting Design 17

Retaining Walls 18

Primary Street Fencing 19

Side and Rear Boundary Privacy Fencing 19

Driveways 20

Letter Boxes and Ancillary Structure 21

Garbage Bin Storage, Plant and Equipment 21

Appendix A 22

Stage 20 and 21 Release Plan

Appendix B 25

Individual Lot and Housing Guidelines -

Stage 20 and 21 Releases

Contents

Appendix C 51

National Broadband Network

Appendix D 54

Approved Plan of Development

Appendix E 56

Minimum Documents Checklist DRC

Appendix F 58

Execution

Appendix G 60

Environmentally Sustainable Design

Appendix H 64

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 Amexs 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

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.

4

A place that harnesses peoples 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 the picturesque Ripley Valley.

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.

5

Step 1 Once you have purchased your site, start your site planning research. Check individual Lot information at www.providenceripley.com.au/resources

Meet with your designer/builder for your home design.

Please note individual lot guidelines which may apply to allotments in

each release. Refer to Appendices A and B.

Step 2 Prepare Documentation for submission in accordance with POD and Home Design Guidelines.

Refer to Appendix E for Minimum Documents checklist for DRC Approval.

All documents must be submitted via the DRC email address -

[email protected]

Step 3 Respond to any additional information required from DRC. If the requirements are met, building approval will be issued.

Step 4 After settlement owners are responsible to maintain rubbish and waste produced as part of their building process

Construction of Approved home must be commenced within 12 months

of purchase of the land and completed within a further 9 months.

Turf must be laid on the occupation of the home between front boundary

and home.

Landscaping is to be completed within 6 months after occupation of home.

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

designer / 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.

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 below.

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 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.

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].

6

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.

7

General Design GuidelinesSite PlanningSite Planning / Building OrientationSite planning and building orientation should consider the following items:

Location of built to boundary wall.

Location of services / easement.

Solar orientation to maximise the environmental benefits, correct orientation

assists passive heating and cooling, resulting in improved comfort and decreased

energy bills.

Natural Gas

When 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.

8

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.

Privacy created through fencing and vegetation

Indoor/outdoor living

9

Bui

lt to

Bou

ndar

y W

all

Bui

lt to

Bou

ndar

y W

all

Max. Site Cover

Front Landscape Area

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

Rear Setback

Front Setback

Front Setback- Garage

Front Setback- Garage Front

SetbackFront Landscape Area

Site Cover Setbacks

Site Cover and Amenity Site cover for each lot is varied and is shown on the Plan of Development (refer Appendix D).

Setbacks and Height 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 Plan of

Development (refer Appendix D).

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.

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 4.5m from the front property boundary.

The rear or side setback maybe 0m to verandah/balcony where adjoining park.

Maximum Building Height

9m

10

NOTE: Drawings based on Practice note No. 7 - Designing for Small Lots published by Economic Development Queensland.

* Refer to Appendix D for Plan of Development (POD)

* Refer to Appendix D for Plan of Development (POD)

* Refer to Appendix D for Plan of Development (POD) * Refer to Appendix D for Plan of Development (POD)

Boundary Setbacks for Sloping Sites Zero Lot Line Construction Details Options Built Example

PROPERTY BO

UN

DA

RY

PROPERTY BO

UN

DA

RY

Gutter detailFascia built to boundary

Gutter detailSetback built to boundary

PROPERTY BO

UN

DA

RY

PROPERTY BO

UN

DA

RY

indicative fall across site

Boundary setbackspecied in POD*

Boundary setbackspecied in POD*

300mmmin

300mmmin

300mmmin

1m m

ax

PROPERTY BO

UN

DA

RY


Face brickwork or

Build to boundary1st oor setback

as per POD*

Not to boundarysetback 900mm min

as per POD*

1000

mm

max

100m

mm

in

PROPERTY BO

UN

DA

RY


Face brickwork or

Build to boundary1st oor setback

as per POD*setback

as per POD*

Not to boundary

1000

mm

max

100m

mm

in

PROPERTY BO

UN

DA

RY


Face brickwork or

Build to boundary1st Floor Setback

as per POD*

Not to boundarysetback

as per POD*

1000

mm

max

100m

mm

in

Concealed Gutter Built to Boundary Recessed Gutter Built to Boundary Conventional Fascia Gutter Built to Boundary

11

Garages 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 terms 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.

There is a maximum of one driveway per dwelling, unless it is a corner lot.

A third garage is to be recessed an additional 500mm from the main garage wall.

The following guidelines aim to protect your investment by maintaining the overall quality of the neighbourhood through building design and an appreciation of the local environment and lifestyle.

Building Design

12

Roofs Roof design should address the following:

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.

The shape of the roof material shall be either of a corrugated profile or a flat roof tile profile.

Highly reflective and unfinished materials are not accepted.

Roofs should conform to the following types:

Pitched roofs at a minimum of 22.5 (hip or gable).

Skillion roofs at a minimum of 5.

Flat parapeted roofs.

Natural earthy colours are encouraged.

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.

The following should be addressed:

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, balconies or porches should be designed so as to identify and emphasise

the entrance to the dwelling.

The entrance / porch should be setback from the front setback and have its own roofline.

The edge of verandahs, balconies and porches shall not encroach within the front setback.

13

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).

Acceptable Not Acceptable

Render Natural or grey mortar will not be acceptable as feature

brick

Face brick Materials and colours that are clashed should not be

used

Feature tile Double height bricks

Linear bond / matrix cladding Corrugated profile wall cladding

Shingles

Hardyplank

14

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.

Windows on the front facade need to provide passive surveillance to the street.

Secondary Frontage Treatment

All buildings with a facade of more than 10m 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;

- shadow lines are created on the building through minor changes in the facade

(100mm minimum); and - use of varying building materials.

15

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

Submission of a landscape plan as part of your covenant application is mandatory.

16

Select 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.

The 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 peoples homes and lives.

When designing your front yard the following must 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.

When submitting a landscape plan for approval the following must be considered:

Landscaping must be completed within 6 months of occupation and your landscaping plan must be submitted to the DRC for approval.

Suggested 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)

17

Retaining WallsRetaining 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 permissible 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 for front yard retaining walls:

Timber sleeper (treated or untreated).

Concrete sleeper walls with galvanised posts.

18

Primary Street FencingPrimary Street 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).

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 1.2m in height.

A maximum of 60% of the front boundary length.

Setback 0.5m from the front property boundary to allow for landscaping and screen

planting, for at least 50% of the fences length, except where adequate perforation is

provided to minimise the visual impact on the street.

Side and Rear Boundary Privacy Fencing Side and rear boundary fencing should consider the need for privacy, security and amenity.

Materials and colours should complement your home and garden areas.

For the benefit of any doubt - any fencing that is forward of the front setback must be submitted to the DRC for approval.

19

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 3m 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 1m of screen planting between driveway and side boundaries (where

possible) to be included in your landscape plan for approval.

Require minimal earthworks 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 occupation of the home.

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

footpaths it may cross.

Driveway surface materials and colours are to complement the dwelling and landscape.

Some of the permissible material are:

Concrete or clay pavers laid over reinforced concrete base.

Exposed aggregate.

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.

20

Letter Boxes and Ancillary Structure Letter 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.

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.

21

Appendix A - Stage 20 & 21 Release Plan

22

12.09.3

4.2

4.2

4.2

6.0

9.0

10.0

32.0

32.0

32.0

32.0

32.0

32.0

12.5

11.5

14.5

14.5

14.5

12.5

12.5

12.5

8.5

8.5

10.0

16.0

16.0

14.0 26.0

14.0

18.0

12.0

12.0

12.0

14.0

18.0

12.5

13.5

19.5

12.0

14.0

14.0

32.0

32.0

32.032.0

12.5

12.5

14.6

39.6

32.0

36.9

32.0

34.5

32.0

32.0

32.0

32.0

32.0

32.0

32.0

32.0

14.0

14.0

13.0

11.0

32.0

17.0

19.0

32.0

32.0

32.0

32.0

18.0

14.0

25.0

28.028.0

28.0

28.0

29.0

32.0

32.0

32.0

32.0

32.0

32.0

32.0

32.0

32.0

26.0

26.0

26.0

18.0

14.0

15.8

14.0

16.0

14.0

12.5

12.5

14.8

26.0

32.0

32.0

32.0

26.0

18.0

18.0

16.0

16.0

32.0

32.0

32.0

32.0

28.0

28.0

28.025.0

32.0

32.0

32.0

26.0

32.0

32.0

26.0

15.3

15.314.0

16.0

16.0

18.0

16.0

14.0

14.0

16.0

7.57.5

7.57.5

7.57.5

7.0

9.3

9.3

10.1

9.3

9.3

9.3

9.3

9.3

9.3

9.3

9.3

14.0

12.8

12.8

12.5

12.5

12.5

12.5

26.0

26.5

26.5

32.5

32.5

32.5

18.0

7.57.5

7.57.5

7.57.5

10.0

9.0

4.2

6.0

4.2

7.0

28.025.0

28.0

28.0

28.0

28.0

28.0

28.0

25.0

410m2

400m2

400m2

400m2567m2

448m2

448m2

567m2

626m2

407m2

456m2

577m2

400m2

410m2

448m2

567m2

448m2

512m2

513m2

464m2

400m2

448m2

400m2

455m2

460m2

400m2

448m2

400m2

455m2

503m2

512m2

400m2

400m2

543m2

576m2

448m2

448m2

512m2

448m2

400m2

400m2

474m2

535m2

448m2

448m2

599m2

576m2

512m2

512m2

576m2

595m2501m2

605m2

512m2

448m2

567m2

492m2

448m2

275m 2210m 2

210m 2210m 2

210m 2210m 2

210m 2248m 2

512m2

492m2

448m2

567m2

210m 2210m 2

210m 2210m 2

210m 2210m 2

275m 2

248m 2

102510241023102210211020

10191018

10281027

1026

1017

1004

654

653

652

651

650

649

999998

997996

995994

993992

991

990

989

988

987

986985

984

983

982981

648

647

655

656

657

658

646

645

1003

1002

1001

1000

10051006

1007

1008

1009

1010

1011

10121

01310

14

1193

1194

1195

1196

1189

1190

1191

1192

1016

1015

16.0

14.215.2

2.9

14.0

18.0

13.0

117711781179118011811182

11831184

POTENTIAL SCHOOLEXPANSION

STAGE 21B

STAGE 21

STAGE 20

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.

23

Appendix B - Individual Lot & Housing Guidelines Stage 20 & 21 Releases Protecting your investment

25

INDIVIDUAL LOT AND HOUSING GUIDELINES 28 Individual Lot Classification

Two Storey Dwellings

Primary Frontage Lots

Corner Lots

Laneway Lots

Terrace Lots

Multiple Residential Lots

LANDSCAPE GUIDELINES 48 Primary Frontage Lots

Corner Lot

Contents Page

26

Individual Lot and Housing Guidelines

28

Individual Lot and Housing GuidelinesThese guidelines are to be read in conjunction with the Plan of Development and

the General 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 General 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 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.

Individual Lot Classification

284dw @ 100dw/ha

96dw @ 60dw/ha

New

Road

23.5

m

W

ide

New Road 16.5m Wide

New Road 20.5m Wide

New

Ro

ad

16.

5m

Wide

New

Road

2

4.25

m

Wide

New

Wide

24.5m

Road

New Road 21.5m Wide

New

R

oad

2

3.5m

Wide

New Road 34.5m Wide

New Road

New

R

oad

22m

Wide

New Road 20.5m Wide

New

R

oad

2

0.5m

W

ide

New Road 16.5m Wide

Existing BAYLISS ROAD reserve

New

R

oad

1

6.5m

W

ide New Road 16.5m Wide

New

R

oad

1

6.5m

W

ide

New

R

oad

1

6.5m

W

ide

New

Road 20.5m

Wide

23.5m Wide

New Road

New

R

oad

1

6.5m

W

ide

New Road 20.5m Wide

New

Roa

d

14m

W

ide

New

Roa

d

14m

W

ide

New

Roa

d

14

m

W

ide

New Road 14m Wide

New

Ro

ad

20.5

m

Wide

16.5m

Wide

16.5m

Wide

New

R

oad

1

4m

W

ide

New Road

New Road 14m Wide

New Road 14m Wide

New Road 14m Wide

New

R

oad

14

m W

ide

New

Ro

ad

14m

Wide

New Road 16.5m Wide

8.5

28

15.5

1626

.5

32

1816

14

32

32

32

28.4

28

17.5

1416

12.5

12.5

32

32

10.5

8.5

10.5

12.5

12.5

14.5

17.4

13

28

14

28

28

28

1415

.3

28.5

14

16.5

12.5 12.5

16.5

28.4

32.2

28

32

12.512.5

19.8

4.4

8.4

12.2

21.4

19

19

16.7

16.7

16.7

27.8

19

16.714.914.9

16.7

19

12.510.5

10.5

28

10.5

10.7

12.5

28

17.5

12.5

28

12.5

12.5

10.9

10.5

12.5

10.5

8.58.5

12.5

10.5

28

10.5

18

12.5 12.5

28

33

32.2

14.114.3

17.4

15.5

14

28

28

10.5

8.5

12.5

8.5

8.5

8.5

288.5

12.5

28

28

12.6

28

10.5

10.5

8.5

8.528

10.5

10.5

10.5

14

14

14

14

16

32

28

14

14

12.5

12.5

14

15.6

32

16

14

12.5

14

12.5

28

29.5 28

12.512.5

10.5

32

14

14 12.5 12.5

14

16

32

20.7

14

12.5

1816

1414

14

1416

14

1414

28

10.5

12.5

10.5

10.5

8.5

10.5

8.5

12.5

8.5

12.5

12.5

12.5

8.5

10.5

10.5

12.515.5 10

.512

.5

10.5

12.5

8.5

8.5

28

10.5

10.5

28

28

12.5

28

1514

.3

14

10.5

10.5

10.5

28

8.58.5

28

12.5

10.5

10.5

12.5

10.5

(17)

14

15

1616

16

14

10.5

8.5

28

8.5

28

19

14

17

14

14.2

16

18

18

16

14

14

12.5

12.5

14

16

32

28

14

28

28

97.5

7.57.5

9

10.5

13.7

28

15.5

32

18

1414

12.5

28

1414

28

28

16.5

28

16.5

15.5

12.5

28

28

12.5

12.5 1

2.5

14

11.8

(24.

3)

12.5

32

32

14

28

28

(17.5)

12.5

12.5

12.512.5

28

7.7

7.7

7.3

9

14

16.5

7.3

28

12.5

32

32

18.2

32

28

32

35

28

28

8

9

32

12.5

12.5

36.9

32

28

34.5

35

32

(39.

6)

28

14

14

14.5

28

8

28

14.5

14

7

8.5

28

10.5

28

10.5

28

14.2

32

10.5

10.5

8.5

812.5

8.512.5

28

8.5

28

28

28

16

32

6.9

28

(32.2)

16.5

28

32

5

17

28

7

77

77

77

28

77

77

77

9.4

9.27

77

77

7

28

28

55

55

55

55

5

28

28

77

77

7

77

7

77

77

77

28

77

77

77

7

77 7

7

7 7 777

7

77

77

7

77

7

7

777

77

7

7

7

7

8.5

8.5

8.5

10.5

8.5

10.5

8.5

5 55 5 55

5.1 5.15 5 5

55 55 5

5

5

5

5 55 55 55 5 5

5 5555 5

5

28

28

28

10.5

7 7

77

77

77

7

77

77

77

77

77

77

77

7

77

77

7

77

77

19

30.5

16

30.5

10.5

10.5

7.8

13

12.5

10.510.5

15.1

2810.5

10.5

10.5

10.5

12.7

10.5

10.5

10.5

8.5

619

10.5

10.5

12.5

12.5

13

10.5

12.5

12.5

28

28

11

28

28

5.4

8.5

10.5

3.5

5

4

3

28

28

28

28

9.6

10

10

7.5

11

28

28

28

31 10.1

7.1

6.8

2828

8 17.8

28

28

10.4

3.9

13.6

8.8

10.3

28

28

5.7

16

18

14

14

28

32

14.4

15.7

16

16

28

32

17.7

77

77

77

10.9

9.7

28

288

8

32

16

14

12.5

14

1028

32

14.5

12.5

14

12.5

14.5

14.5

32

32

7.5

7.5

7.5

7.5

7.5

7.5

9

28

107.

57.

57.

57.

57.

5

9

7.5

28

10.5

8.5

8.5

10.528

28

12.5

12.5

12.5

14

12.5

12.5

10.5

10.5

12.5

28

28

32

32

15

1414

12.6

12.6

12.6

12.6

14.1

12.6

10.6

12.5

14

12.5

8.5

10.5

28

32

32 16

14

16.5

17.5

1418

32

12.5

12.5

32

32

32

14

16

15.3

14

16

15.3

12.5

14

18

32

77

77

710

.57

77

77

9

8.5

77

77

10.5

77

77

78.

5

9

28

28

28

8.5

8.5

10.5

10.5

10.5

28

28

18.1

14.3

21.2

19.6

15.6

12.6

12.6 32.2

32.2

17.5

32

12.5

12.5

12.5

12.5

14

19.5

18

30.5

1616

16

32

12.5

12.5

16

14

32

18

14

18

32

16

15.32.9

14.8

14.6

32

28

28

28

32.6

32.6

15.8

15.8

34.9

33.5

32

30.6

(32.9)

28.9

30

31.5

32.3

32.3

14.1

12.6

13.3(25.8)

32.1

15 7 8

32

7.68.2 6.9

27.4

27.828

28

4.3 3

2.5

10.5

28.2

(29.4

)

14.1

(12.3

)

7.4

18.3

5

9.3

11

20.9

16

16

14 32

32

18

32

32

16

12.5

28.8

10.5

28.3

32

30.8

328.98.9

8.9 8.9 4 18

2.9

16

26.6

21.3

(24.9)

22.5 5.3

11

26.6

17.8

26.6

10.1

12.5

14

12.512.6

2112.5

29.5

28.7

28

26.4

27.7

28.3

27.6

STAGE 45

STAGE 54

STAGE 10

STAGE 53TOWN CENTRE

STAGE 31

STAGE 12

STAGE 32

STAGE 44

STAGE 11

STAGE 20

STAGE 24

STAGE 30

STAGE 25

STAGE 23

STAGE 22

STAGE 43

STAGE 6

STAGE 4A

STAGE 4B

STAGE 26A

STAGE 44

21B

26BSTAGE

STAGE

STAGE 21A

STAGE 27

Note:All Lot Numbers, Dimensions and Areasare approximate only, and are subject tosurvey and Council approval.

Dimensions have been rounded to thenearest 0.1 metres.

Areas have been rounded down to thenearest 5m.

The boundaries shown on this planshould not be used for final detailedengineers design.

Source Information:Site boundaries: DTS, RPS SurveyAdjoining information: DCDBContours: Cardno

REVISION

Site BoundaryStage Boundary

Multiple Residential

General Details

Bundamba Creek BufferMajor Sports Park

Open Space

District Sports ParkDistrict Recreation ParkLinear Park / Stormwater Management / BufferNeighbourhood Recreation Park

Civic Park (Recreation)

Multiple Residential (Loft Home)

Survey BoundariesDigital Cadastral Data Base

Environmental Conservation

Local Recreation Park

Pedestrian Linkage (Road Reserve)

Terrace Allotment (attached) 7.5m WideCottage Allotment 8.5m WideVilla Allotment 10.5m WidePremium Villa Allotment 12.5m WideCourtyard Allotment 14m WideTraditional Allotment 16m Wide

Standard Allotment 28m Product


Urban Allotment

Urban Allotment

Terrace Laneway Allotment (attached) 5m WideTerrace Laneway Allotment (attached) 6m WideTerrace Laneway Allotment (attached) 7m WideCottage Laneway Allotment 8.5m Wide

Laneway Allotment

Villa Laneway Allotment 10.5m WidePremium Villa Laneway Allotment 12.5m WideCourtyard Laneway Allotment 14m Wide

Legend

Park Node and 400m Walking Catchment

Low-Medium Density Residential - 40 dwellings/haMedium Density Residential - 60 dwellings/haHigh Density Residential - 100 dwellings/ha

Super Allotments

Commercial / Mixed UseLocal Neighbourhood CentreCommunity FacilitiesSchoolSubject to Separate Application / s

TO BE READ IN CONJUNCTION WITH PLAN 6837-194F Sheet 2 LAYOUT STATISTICSnot permitted. Please contact the author.Unauthorised reproduction or amendment

COPYRIGHT PROTECTS THIS PLANC

+61 7 3124 9300 +61 7 3124 9399

rpsgroup.com.au

Fortitude Valley QLD 4006

Brisbane Design Studio455 Brunswick Street

ACN 140 292 762RPS Australia East Pty Ltd

ABN 44 140 292 762

TF

W

Urban Design

PROJECT

Plan Ref

CLIENT

Scale

Rev

Sheet

Sheet No

PROVIDENCERIPLEY SUCE

PLAN OF SUBDIVISIONCANCELLING LOT 56 ONSP200934, LOTS 58-62 &75-77 ON S151855, LOT79 ON SL79, LOTS 109 &

113 ON M3174 AND PARTOF ABRAHAMS ROAD

6837-194 G

5 of 6

Premium Villa Allotment 12.5m WideCourtyard Allotment 14m Wide

Premium Traditional Allotment 18m WideTraditional Allotment 16m Wide


KEY

Corner Lots

Laneway Lots


Terrace Lots

Lots refer to General Design Guidelines


Corner Lots


Laneway Lots

Terrace Lots

Lots refer to General Design Guidelines

30

Mandatory 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.

Two Storey Dwellings

284dw @ 100dw/ha

96dw @ 60dw/ha

New

Road

23.5

m

W

ide

New Road 16.5m Wide

New Road 20.5m Wide

New

Ro

ad

16.

5m

Wide

New

Road

2

4.25

m

Wide

New

Wide

24.5m

Road

New Road 21.5m Wide

New

R

oad

2

3.5m

Wide

New Road 34.5m Wide

New Road

New

R

oad

22m

Wide

New Road 20.5m Wide

New

R

oad

2

0.5m

W

ide

New Road 16.5m Wide


New

R

oad

1

6.5m

W


New

R

oad

1

6.5m

W

ide

New

R

oad

1

6.5m

W

ide

New

Road 20.5m

Wide

23.5m Wide

New Road

New

R

oad

1

6.5m

W

ide

New Road 20.5m Wide

New

Roa

d

14m

W

ide

New

Roa

d

14m

W

ide

New

Roa

d

14

m

W

ide

New Road 14m Wide

New

Ro

ad

20.5

m

Wide

16.5m

Wide

16.5m

Wide

New

R

oad

1

4m

W

ide

New Road

New Road 14m Wide

New Road 14m Wide

New Road 14m Wide

New

R

oad

14

m W

ide

New

Ro

ad

14m

Wide

New Road 16.5m Wide

8.5

28

15.5

1626

.5

32

1816

14

32

32

32

28.4

28

17.5

1416

12.5

12.5

32

32

10.5

8.5

10.5

12.5

12.5

14.5

17.4

13

28

14

28

28

28

1415

.3

28.5

14

16.5

12.5 12.5

16.5

28.4

32.2

28

32

12.512.5

19.8

4.4

8.4

12.2

21.4

19

19

16.7

16.7

16.7

27.8

19

16.714.914.9

16.7

19

12.510.5

10.5

28

10.5

10.7

12.5

28

17.5

12.5

28

12.5

12.5

10.9

10.5

12.5

10.5

8.58.5

12.5

10.5

28

10.5

18

12.5 12.5

28

33

32.2

14.114.3

17.4

15.5

14

28

28

10.5

8.5

12.5

8.5

8.5

8.5

288.5

12.5

28

28

12.6

28

10.5

10.5

8.5

8.528

10.5

10.5

10.5

14

14

14

14

16

32

28

14

14

12.5

12.5

14

15.6

32

16

14

12.5

1412.5

28

29.5 28

12.512.5

10.5

32

14

14 12.5 12.5

14

16

32

20.7

14

12.5

1816

1414

14

1416

14

1414

28

10.5

12.5

10.5

10.5

8.5

10.5

8.5

12.5

8.5

12.5

12.5

12.5

8.5

10.5

10.5

12.515.5 10

.512

.5

10.5

12.5

8.5

8.5

28

10.5

10.5

28

28

12.5

28

15

14.3

14

10.5

10.5

10.5

28

8.58.5

28

12.5

10.5

10.5

12.5

10.5

(17)

14

15

1616

16

14

10.5

8.5

28

8.5

28

19

14

17

14

14.2

16

18

18

16

14

14

12.5

12.5

14

16

32

28

14

28

28

97.5

7.57.5

9

10.5

13.7

28

15.5

32

18

1414

12.5

28

1414

28

28

16.5

28

16.5

15.5

12.5

28

28

12.5

12.5 1

2.5

14

11.8

(24.

3)

12.5

32

32

14

28

28(17.5)

12.5

12.5

12.512.5

28

7.7

7.7

7.3

9

14

16.5

7.3

28

12.5

32

32

18.2

32

28

32

35

28

28

8

9

32

12.5

12.5

36.9

32

28

34.5

35

32

(39.

6)

28

14

14

14.5

28

8

28

14.5

14

7

8.5

28

10.5

28

10.5

28

14.2

32

10.5

10.5

8.5

812.5

8.512.5

28

8.5

28

28

28

16

32

6.9

28

(32.2)

16.5

28

32

5

17

28

7

77

77

77

28

77

77

77

9.4

9.27

77

77

7

28

28

55

55

55

55

5

28

28

77

77

7

77

7

77

77

77

28

77

77

77

7

77 7

7

7 7 777

7

77

77

7

77

7

7

777

77

7

7

7

7

8.5

8.5

8.5

10.5

8.5

10.5

8.5

5 55 5 55

5.1 5.15 5 5

55 55 5

5

5

5

5 55 55 55 5 5

5 5555 5

5

28

28

28

10.5

7 7

77

77

77

7

77

77

77

77

77

77

77

7

77

77

7

77

77

19

30.5

16

30.5

10.5

10.5

7.8

13

12.5

10.510.5

15.1

2810.5

10.5

10.5

10.5

12.7

10.5

10.5

10.5

8.5

619

10.5

10.5

12.5

12.5

13

10.5

12.5

12.5

28

28

11

28

28

5.4

8.5

10.5

3.5

5

4

3

28

28

28

28

9.6

10

10

7.5

11

28

28

28

31 10.1

7.1

6.8

2828

8 17.8

28

28

10.4

3.9

13.6

8.8

10.3

28

28

5.7

16

18

14

14

28

32

14.4

15.7

16

16

28

32

17.7

77

77

77

10.9

9.7

28

28

8

8

32

16

14

12.5

14

10

28

32

14.5

12.5

14

12.5

14.5

14.5

32

32

7.5

7.5

7.5

7.5

7.5

7.5

9

28

107.

57.

57.

57.

57.

5

9

7.5

28

10.5

8.5

8.5

10.528

28

12.5

12.5

12.5

14

12.5

12.5

10.5

10.5

12.5

28

28

32

32

15

1414

12.6

12.6

12.6

12.6

14.1

12.6

10.6

12.5

14

12.5

8.5

10.5

28

32

32 16

14

16.5

17.5

1418

32

12.5

12.5

32

32

32

14

16

15.3

14

16

15.3

12.514

18

32

77

77

710

.57

77

77

9

8.5

77

77

10.5

77

77

78.

5

9

28

28

28

8.5

8.5

10.5

10.5

10.5

28

28

18.1

14.3

21.2

19.6

15.6

12.6

12.6 32.2

32.2

17.5

32

12.5

12.5

12.5

12.5

14

19.5

18

30.5

1616

16

32

12.5

12.5

16

14

32

18

14

18

32

16

15.32.9

14.8

14.6

32

28

28

28

32.6

32.6

15.8

15.8

34.9

33.5

32

30.6

(32.9)

28.9

30

31.5

32.3

32.3

14.1

12.6

13.3(25.8)

32.1

15 7 8

32

7.68.2 6.9

27.4

27.828

28

4.3 3

2.5

10.5

28.2

(29.4

)

14.1

(12.3

)

7.4

18.3

5

9.3

1120.9

16

16

14 32

32

18

32

32

16

12.5

28.8

10.5

28.3

32

30.8

328.98.9

8.9 8.9 4 18

2.9

16

26.6

21.3

(24.9)

22.5 5.311

26.6

17.8

26.6

10.1

12.5

14

12.512.6

2112.5

29.5

28.7

28

26.4

27.7

28.3

27.6

STAGE 45

STAGE 54

STAGE 10

STAGE 53TOWN CENTRE

STAGE 31

STAGE 12

STAGE 32

STAGE 44

STAGE 11

STAGE 20

STAGE 24

STAGE 30

STAGE 25

STAGE 23

STAGE 22

STAGE 43

STAGE 6

STAGE 4A

STAGE 4B

STAGE 26A

STAGE 44

21B

26BSTAGE

STAGE

STAGE 21A

STAGE 27






REVISION



General Details


Open Space











Urban Allotment

Urban Allotment


Laneway Allotment


Legend



Super Allotments




+61 7 3124 9300 +61 7 3124 9399

rpsgroup.com.au




ABN 44 140 292 762

TF

W

Urban Design

PROJECT

Plan Ref

CLIENT

Scale

Rev

Sheet

Sheet No




6837-194 G

5 of 6



Mandatory Two Storey Dwellings

KEY

Desirable Two Storey Dwellings

31

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

Wall atriculation and either window or balconytreatments are mandatory

Preferred Locations:

Allotment Details:

Control Diagram for Lots with Two Storey Construction

Primary Frontage Lots (Two Storey)

Controls (Two Storey)Two storey construction must include:

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 1m

Consider balcony treatment for privacy with

regard to balustrade finish and balcony size

with regard to adjoining internal room.

Maximum setback to non built to boundary is

4m to wall.

Street

4.5

1

0.92.4

32


Roofing

A minimum of 450mm eaves must be

provided for houses with pitched roofs. Eaves

must be provided to all sides of a two storey

house.

Where garages are not built under the second

storey 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

facade.

Panel lift or tilt type doors are encouraged.

Roller type doors are not permitted.

Landscape

Entry path to be constructed separately to

driveway from entry to front boundary.

33

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.


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.


34

Acceptable Facade Treatments (Source: Stylemaster/Alliance; Plantation Homes; Metricon)


35

Primary Frontage Lots (Single Storey)

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


Home entry

Wall articulation or window treatmentmandatory


Allotment Details:(excluding eaves)

284dw @ 100dw/ha

96dw @ 60dw/ha

New

Road

23.5

m

W

ide

New Road 16.5m Wide

New Road 20.5m Wide

New

Ro

ad

16.

5m

Wide

New

Road

2

4.25

m

Wide

New

Wide

24.5m

Road

New Road 21.5m Wide

New

R

oad

2

3.5m

Wide

New Road 34.5m Wide

New Road

New

R

oad

22m

Wide

New Road 20.5m Wide

New

R

oad

2

0.5m

W

ide

New Road 16.5m Wide


New

R

oad

1

6.5m

W


New

R

oad

1

6.5m

W

ide

New

R

oad

1

6.5m

W

ide

New

Road 20.5m

Wide

23.5m Wide

New Road

New

R

oad

1

6.5m

W

ide

New Road 20.5m Wide

New

Roa

d

14m

W

ide

New

Roa

d

14m

W

ide

New

Roa

d

14

m

W

ide

New Road 14m Wide

New

Ro

ad

20.5

m

Wide

16.5m

Wide

16.5m

Wide

New

R

oad

1

4m

W

ide

New Road

New Road 14m Wide

New Road 14m Wide

New Road 14m Wide

New

R

oad

14

m W

ide

New

Ro

ad

14m

Wide

New Road 16.5m Wide

8.5

28

15.5

1626

.5

32

1816

14

32

32

32

28.4

28

17.5

1416

12.5

12.5

32

32

10.5

8.5

10.5

12.5

12.5

14.5

17.4

13

28

14

28

28

28

1415

.3

28.5

14

16.5

12.5 12.5

16.5

28.4

32.2

28

32

12.512.5

19.8

4.4

8.4

12.2

21.4

19

19

16.7

16.7

16.7

27.8

19

16.714.914.9

16.7

19

12.510.5

10.5

28

10.5

10.7

12.5

28

17.5

12.5

28

12.5

12.5

10.9

10.5

12.5

10.5

8.58.5

12.510.5

28

10.5

18

12.5 12.5

28

33

32.2

14.114.3

17.4

15.5

14

28

28

10.5

8.5

12.5

8.5

8.5

8.5

288.5

12.5

28

28

12.6

28

10.5

10.5

8.5

8.528

10.5

10.5

10.5

14

14

14

14

16

32

28

14

14

12.5

12.5

14

15.6

32

16

14

12.5

14

12.5

28

29.5 28

12.512.5

10.5

32

14

14 12.5 12.5

14

16

32

20.7

14

12.5

1816

1414

14

1416

14

1414

28

10.5

12.5

10.5

10.5

8.5

10.5

8.5

12.5

8.5

12.5

12.5

12.5

8.5

10.5

10.5

12.515.5 10

.512

.5

10.5

12.5

8.5

8.5

28

10.5

10.5

28

28

12.5

28

15

14.3

14

10.5

10.5

10.5

28

8.58.5

28

12.5

10.5

10.5

12.5

10.5

(17)

14

15

1616

16

14

10.5

8.5

28

8.5

28

19

14

17

14

14.2

16

18

18

16

14

14

12.5

12.5

14

16

32

28

14

28

28

97.5

7.57.5

9

10.5

13.7

28

15.5

32

18

1414

12.5

28

1414

28

28

16.5

28

16.5

15.5

12.5

28

28

12.5

12.5 1

2.5

14

11.8

(24.

3)

12.5

32

32

14

28

28

(17.5)

12.5

12.5

12.512.5

28

7.7

7.7

7.3

9

14

16.5

7.3

28

12.5

32

32

18.2

32

28

32

35

28

28

8

9

32

12.5

12.5

36.9

32

28

34.5

35

32

(39.

6)

28

14

14

14.5

28

8

28

14.5

14

7

8.5

28

10.5

28

10.5

28

14.2

32

10.5

10.5

8.5

812.5

8.512.5

28

8.5

28

28

28

16

32

6.9

28

(32.2)

16.5

28

32

5

17

28

7

77

77

77

28

77

77

77

9.4

9.27

77

77

7

28

28

55

55

55

55

5

28

28

77

77

7

77

7

77

77

77

28

77

77

77

7

77 7

7

7 7 777

7

77

77

7

77

7

7

777

77

7

7

7

7

8.5

8.5

8.5

10.5

8.5

10.5

8.5

5 55 5 55

5.1 5.15 5 5

55 55 5

5

5

5

5 55 55 55 5 5

5 5555 5

5

28

28

28

10.5

7 7

77

77

77

7

77

77

77

77

77

77

77

7

77

77

7

77

77

19

30.5

16

30.5

10.5

10.5

7.8

13

12.5

10.510.5

15.1

2810.5

10.5

10.5

10.5

12.7

10.5

10.5

10.5

8.5

619

10.5

10.5

12.5

12.5

13

10.5

12.5

12.5

28

28

11

28

28

5.4

8.5

10.5

3.5

5

4

3

28

28

28

28

9.6

10

10

7.5

11

28

28

28

31 10.1

7.1

6.8

2828

8 17.8

28

28

10.4

3.9

13.6

8.8

10.3

28

28

5.7

16

18

14

14

28

32

14.4

15.7

16

16

28

32

17.7

77

77

77

10.9

9.7

28

28

8

8

32

16

14

12.5

14

10

28

32

14.5

12.5

14

12.5

14.5

14.5

32

32

7.5

7.5

7.5

7.5

7.5

7.5

9

28

107.

57.

57.

57.

57.

5

9

7.5

28

10.5

8.5

8.5

10.528

28

12.5

12.5

12.5

14

12.5

12.5

10.5

10.5

12.5

28

28

32

32

15

1414

12.6

12.6

12.6

12.6

14.1

12.6

10.6

12.5

14

12.5

8.5

10.5

28

32

32 16

14

16.5

17.5

1418

32

12.5

12.5

32

32

32

14

16

15.3

14

16

15.3

12.5

14

18

32

77

77

710

.57

77

77

9

8.5

77

77

10.5

77

77

78.

5

9

28

28

28

8.5

8.5

10.5

10.5

10.5

28

28

18.1

14.3

21.2

19.6

15.6

12.6

12.6 32.2

32.2

17.5

32

12.5

12.5

12.5

12.5

14

19.5

18

30.5

1616

16

32

12.5

12.5

16

14

32

18

14

18

32

16

15.32.9

14.8

14.6

32

28

28

28

32.6

32.6

15.8

15.8

34.9

33.5

32

30.6

(32.9)

28.9

30

31.5

32.3

32.3

14.1

12.6

13.3(25.8)

32.1

15 7 8

32

7.68.2 6.9

27.4

27.828

28

4.3 3

2.5

10.5

28.2

(29.4

)

14.1

(12.3

)

7.4

18.3

5

9.3

11

20.9

16

16

14 32

32

18

32

32

16

12.5

28.8

10.5

28.3

32

30.8

328.98.9

8.9 8.9 4 18

2.9

16

26.6

21.3

(24.9)

22.5 5.3

11

26.6

17.8

26.6

10.1

12.5

14

12.512.6

2112.5

29.5

28.7

28

26.4

27.7

28.3

27.6

STAGE 45

STAGE 54

STAGE 10

STAGE 53TOWN CENTRE

STAGE 31

STAGE 12

STAGE 32

STAGE 44

STAGE 11

STAGE 20

STAGE 24

STAGE 30

STAGE 25

STAGE 23

STAGE 22

STAGE 43

STAGE 6

STAGE 4A

STAGE 4B

STAGE 26A

STAGE 44

21B

26BSTAGE

STAGE

STAGE 21A

STAGE 27






REVISION



General Details


Open Space











Urban Allotment

Urban Allotment


Laneway Allotment


Legend



Super Allotments




+61 7 3124 9300 +61 7 3124 9399

rpsgroup.com.au




ABN 44 140 292 762

TF

W

Urban Design

PROJECT

Plan Ref

CLIENT

Scale

Rev

Sheet

Sheet No




6837-194 G

5 of 6



Key Plan - Lots 646-648, 651-657, 981-987, 989-990,

997, 1006, 1012-1014, 1017 & 1190-1195

Lots 646-648, 651-657, 981-987, 989-990,

997, 1006, 1012-1014, 1017 & 1190-1195 can be

of single or two storey construction (for two

storey construction refer to page 32 controls)

which includes:

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.


Maximum setback to non built to boundary is

4m to wall.

Roofing


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.

Front door entry porch must have its own

roof line.

Garage





Control Diagram for Lots 646-648, 651-657, 981-987, 989-990, 997, 1006,

1012-1014, 1017 & 1190-1195

Controls (Single Storey)are permitted and will be assessed on their

merits.


complement the palette used on the house

facade.


Roller type doors are not permitted.

Landscape

Entry path to be constructed separately to

driveway from entry to front boundary.

0.9

12.4

4.5

Street

36

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.


Primary Frontage Lots (Single Storey)

37

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


Home entry

Wall articulation and either window or balconytreatments are mandatory


Allotment Details:

Bin collection

(excluding eaves)

Lots 645, 649-650, 988, 991, 1005, 1008,

1189, 1192-1193 & 1196 require two storey

construction which includes:

Balcony, wall articulation or window treatment

Balconies to the second storey are mandatory

to the primary frontage.

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 not allowed on the

facades of both street frontages.

Windows are required within 3m of the front

corner of the side facade to address the side

street on ground and second level. Windows

which wrap around the corner of the facade

are encouraged.

The includsion of windows or a balcony

within 3m of the front corner of the side

facade is mandatory.

Control Diagram for Lots 645, 649-650, 988, 991,

1000, 1005, 1008, 1189, 1192-1193 & 1196

Walls over 8m in length on any elevation

without windows or articulation are not

permitted.

Face brick to be used as a feature only.

Wall articulation is required on secondary

frontage.

Balconies are encouraged on secondary

frontage.

Roofing


provided for houses with pitched roofs. Eaves

must be provided to all sides of a second

storey house.

Where garages are not built under the second

storey of a house, eaves are not required to

the side of a garage where it is constructed

on the boundary.

Garage





are permitted and will be assessed on their

merits.


Controls (Two Storey)

Street

StreetStreet

0.9 0.9

1

4.5

2.42.4

4.5

1.51.5

38

284dw @ 100dw/ha

96dw @ 60dw/ha

New

Road

23.5

m

W

ide

New Road 16.5m Wide

New Road 20.5m Wide

New

Ro

ad

16.

5m

Wide

New

Road

2

4.25

m

Wide

New

Wide

24.5m

Road

New Road 21.5m Wide

New

R

oad

2

3.5m

Wide

New Road 34.5m Wide

New Road

New

R

oad

22m

Wide

New Road 20.5m Wide

New

R

oad

2

0.5m

W

ide

New Road 16.5m Wide


New

R

oad

1

6.5m

W


New

R

oad

1

6.5m

W

ide

New

R

oad

1

6.5m

W

ide

New

Road 20.5m

Wide

23.5m Wide

New Road

New

R

oad

1

6.5m

W

ide

New Road 20.5m Wide

New

Roa

d

14m

W

ide

New

Roa

d

14m

W

ide

New

Roa

d

14

m

W

ide

New Road 14m Wide

New

Ro

ad

20.5

m

Wide

16.5m

Wide

16.5m

Wide

New

R

oad

1

4m

W

ide

New Road

New Road 14m Wide

New Road 14m Wide

New Road 14m Wide

New

R

oad

14

m W

ide

New

Ro

ad

14m

Wide

New Road 16.5m Wide

8.5

28

15.5

1626

.5

32

1816

14

32

32

32

28.4

28

17.5

1416

12.5

12.5

32

32

10.5

8.5

10.5

12.5

12.5

14.5

17.4

13

28

14

28

28

28

1415

.3

28.5

14

16.5

12.5 12.5

16.5

28.4

32.2

28

32

12.512.5

19.8

4.4

8.4

12.2

21.4

19

19

16.7

16.7

16.7

27.8

19

16.714.914.9

16.7

19

12.510.5

10.5

28

10.5

10.7

12.5

28

17.5

12.5

28

12.5

12.5

10.9

10.5

12.5

10.5

8.58.5

12.5

10.5

28

10.5

18

12.5 12.5

28

33

32.2

14.114.3

17.4

15.5

14

28

28

10.5

8.5

12.5

8.5

8.5

8.5

288.5

12.5

28

28

12.6

28

10.5

10.5

8.5

8.528

10.5

10.5

10.5

14

14

14

14

16

32

28

14

14

12.5

12.5

14

15.6

32

16

14

12.5

14

12.5

28

29.5 28

12.512.5

10.5

32

14

14 12.5 12.5

14

16

32

20.7

14

12.5

1816

1414

14

1416

14

1414

28

10.5

12.5

10.5

10.5

8.5

10.5

8.5

12.5

8.5

12.5

12.5

12.5

8.5

10.5

10.5

12.515.5 10

.512

.5

10.5

12.5

8.5

8.5

28

10.5

10.5

28

28

12.5

28

15

14.3

14

10.5

10.5

10.5

28

8.58.5

28

12.5

10.5

10.5

12.5

10.5

(17)

14

15

1616

16

14

10.5

8.5

28

8.5

28

19

14

17

14

14.2

16

18

18

16

14

14

12.5

12.5

14

16

32

28

14

28

28

97.5

7.57.5

9

10.5

13.7

28

15.5

32

18

1414

12.5

28

1414

28

28

16.5

28

16.5

15.5

12.5

28

28

12.5

12.5 1

2.5

14

11.8

(24.

3)

12.5

32

32

14

28

28

(17.5)

12.5

12.5

12.512.5

28

7.7

7.7

7.3

9

14

16.5

7.3

28

12.5

32

32

18.2

32

28

32

35

28

28

8

9

32

12.5

12.5

36.9

32

28

34.5

35

32

(39.

6)

28

14

14

14.5

28

8

28

14.5

14

7

8.5

28

10.5

28

10.5

28

14.2

32

10.5

10.5

8.5

812.5

8.512.5

28

8.5

28

28

28

16

32

6.9

28

(32.2)

16.5

28

32

5

17

28

7

77

77

77

28

77

77

77

9.4

9.27

77

77

7

28

28

55

55

55

55

5

28

28

77

77

7

77

7

77

77

77

28

77

77

77

7

77 7

7

7 7 777

7

77

77

7

77

7

7

777

77

7

7

7

7

8.5

8.5

8.5

10.5

8.5

10.5

8.5

5 55 5 55

5.1 5.15 5 5

55 55 5

5

5

5

5 55 55 55 5 5

5 5555 5

5

28

28

28

10.5

7 7

77

77

77

7

77

77

77

77

77

77

77

7

77

77

7

77

77

19

30.5

16

30.5

10.5

10.5

7.8

13

12.5

10.510.5

15.1

2810.5

10.5

10.5

10.5

12.7

10.5

10.5

10.5

8.5

619

10.5

10.5

12.5

12.5

13

10.5

12.5

12.5

28

28

11

28

28

5.4

8.5

10.5

3.5

5

4

3

28

28

28

28

9.6

10

10

7.5

11

28

28

28

31 10.1

7.1

6.8

2828

8 17.8

28

28

10.4

3.9

13.6

8.8

10.3

28

28

5.7

16

18

14

14

28

32

14.4

15.7

16

16

28

32

17.7

77

77

77

10.9

9.7

28

28

8

8

32

16

14

12.5

14

10

28

home design guidelines - protecting your investment

Documents

building design

design vision

modern new town

planting design

new layers

site planning research

prosperous new address

building articulation