land4249r-a4 onslow design guidelines · 6.4 landscape design 18 7.0 appendices 19 appendix 1 –...

Residential Stage 1 – October 2013

Onslow ResidentialDesign Guidelines

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Contents

1.0 INTRODUCTION 3

1.1 Purpose and Structure 3

1.2 Relationship to Government 3

1.3 Development Criteria Checklist 3

1.4 Approval Process 3

2.0 YOUR CLIMATE 4

2.1 Climate Overview 4

2.2 Climatic Zone and Response 4

2.3 Angles 4

3.0 YOUR SUBURB 5

3.1 Building a House to fit with Onslow’s Character and Climate 5

3.2 Elements that Reflect the Character of Onslow 5

4.0 YOUR STREET 8

4.1 Setbacks 8

4.2 Addressing the Street 8

4.3 Crossover and Access 8

5.0 YOUR HOME 9

5.1 Site and Internal Planning 9

5.2 Building a House to fit with Onslow’s Character and Climate 10

5.3 Climate Responsive Design 13

5.4 Material Selection 14

5.5 Airflow 15

5.6 Energy and Water Efficiency 16

5.7 Ancillary Buildings (Including Second Dwellings) 16

6.0 YOUR GARDEN 17

6.1 Outdoor Areas 17

6.2 Fencing 17

6.3 Drying and Service Areas 18

6.4 Landscape Design 18

7.0 APPENDICES 19

Appendix 1 – Lot Classification Plan 19

Appendix 2 – Compliance Checklist 20

Appendix 3 – Area B – Information Required 23

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The Onslow Residential Design Guidelines (‘Guidelines’) promote new residential development that respects, enhances and builds upon local character through climate appropriate house design that reflects Onslow’s natural and cultural heritage.

1.1 PURPOSE AND STRUCTURE

The Guidelines will help you and your chosen architect or builder to design and build a home that will provide an appropriate response to the local climate and fit with Onslow’s established character.

Specifically, this document promotes:

• Energy efficiency (both future and embodied);

• Water conservation;

• Climate responsive design and liveability;

• Safety and surveillance;

• Housing design quality; and

• High quality streetscapes.

These Guidelines have been structured to provide you with an understanding of the minimum requirements for all lots (Area A) and a higher standard for lots that are more prominent within the estate and therefor contribute more to the establishment of the character of the estate (Area B).

Appendix 1 contains a plan that identifies the Area A and Area B lots.

1.2 RELATIONSHIP TO GOVERNMENT

The Guidelines apply to land within LandCorp’s Stage 1 Residential Area and are subject to development provisions as outlined in the adopted Development Plan.

The Guidelines should be read in conjunction with the Shire of Ashburton Town Planning Scheme No. 7 (the Scheme), the Residential Design Codes (‘R-Codes’), the Building Code of Australia (‘BCA’) and any relevant Detailed Area Plan (‘DAP’) adopted by the Shire of Ashburton.

Where there is an inconsistency between the Guidelines the R-Codes and any DAP’s, the requirements of the R-Codes and/or DAP’s shall prevail.

1.3 DEVELOPMENT CRITERIA CHECKLIST

Appendix 2 contains a checklist with the mandatory criteria associated with development in this estate. In addition, the Guidelines also contain useful design recommendations to help you design a more comfortable and efficient house. Compliance with the design recommendations is strongly recommended but is not mandatory.

For all Area A lots the relevant part of the checklist must be completed, certified by the builder and submitted directly to the approval authority (not LandCorp) with the building application.

For Area B lots the entire checklist and the information identified in Appendix 3 must first be submitted to LandCorp’s Estate Architect for assessment and the certified documents must then be submitted to the approval authority with the building application.

Houses that comply with the mandatory checklist are deemed to meet the Design Objectives contained in this document. LandCorp acknowledges there are other, and sometimes better ways of meeting the Design Objective. In this regard proponents who do not wish to comply with a specific Mandatory Criterion are encouraged to submit supporting material to the Estate Architect demonstrating how the alternative proposal will achieve the relevant Design Objective.

1.4 APPROVAL PROCESSES

The following diagram outlines the two processes for obtaining a building permit.

Area A Area B

Builder completes and self certifies that theplan complies with

mandatory requirements

Builder submits completed checklist A and B together with

other documents in Attachment 3 to the Estate Architect for

assessment

Attach completed checklistto your Building Application and submit to the Local Authority

Estate Architect assesses plans and issues ‘endorsed copy’ if

plans comply with the mandatory requirements

Attach endorsed copy from the Estate Architect to your Building

Application and submit to the Local Authority

1.0 Introduction

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2.1 CLIMATE OVERVIEW

In summer, morning winds prevail from the south, turning to a westerly sea breeze in the afternoon. In winter, morning winds prevail from the east, turning northerly in the afternoon.

Onslow is prone to cyclone activity between November and April, particularly in February and March. The BCA classifies Onslow in Region D Category 2, which is the highest rating for winds.

Windfinder (www.windfinder.com) provides the following information:

MONTH OF YEARJAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC SUM

01 02 03 04 05 06 07 08 09 10 11 12 1-12

Dominant Wind dir. wnw wnw wnw wnw ene nne se wnw wnw w wnw wnw wnw

Wind probability>= 4 Beaufort (%)

76 75 66 53 46 47 40 46 67 78 80 80 62

Average Wind speed(kts)

15 14 13 11 11 11 10 11 12 13 14 15 12

Average air temp.(∞C)

33 33 32 31 26 23 22 25 26 30 31 32 28

2.2 CLIMATIC ZONE AND RESPONSE

Onslow typically experiences high temperatures year round.

Main characteristics of this region:

• High humidity with a degree of “dry season”.

• High temperatures year round.

• Low diurnal (day / night) temperature range.

Design Recommendations:

• Employ insulated lightweight (low mass) construction.

• Maximise external wall areas (plans with one room depth are ideal) to encourage movement of cooler dry season easterly breezes through the building (cross ventilation).

• Shade whole building summer and winter (with eaves or consider even using a fly roof);

• Use reflective insulation and vapour barriers; and

• Ventilate roof spaces.

• Use bulk insulation if mechanically cooling.

• Design houses with sleeping and living zones for air conditioning.

• Choose light coloured roof and wall materials.

• Elevate building to permit airflow beneath floors.

• Consider ventilated, high or raked ceilings.

• Provide screened, shaded outdoor living areas.

• Consider creating sleep out spaces and outdoor cooking areas.

• Plant shade trees on east and west elevations; and

• Design and build for cyclonic conditions.

2.3 SUN ANGLES

In Onslow, the sun is almost directly overhead during the summer months and then drops down to around 45 degrees in June. Considering the hot climate it is therefore necessary that all the walls and windows of your dwelling be protected from the sun as much as possible to avoid excessive heat gain.

2.0 Your Climate

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3.1 BUILDING A HOUSE TO FIT WITH ONSLOW’S CHARACTER AND CLIMATE

Local character is an important part of Onslow’s community and identity. With unprecedented growth set to occur in the town, it is important for new residential development to build upon and complement local character as this will help to achieve greater integration between old and new.

This does not mean recreating heritage buildings, but to look at the elements in and around the town that provide a localised or unique response to the location or local climate and conditions and reinterpret these elements in a contemporary format.

3.2 ELEMENTS THAT REFLECT THE CHARACTEROF ONSLOW

The following elements contribute to the thinking behind how houses have been built in Onslow, which influences and defines its character:

• Climate control/ passive cooling measures that are integral to the building design (e.g. large wrap around verandahs, which are integrated with the main roof structure, wide eaves).

• Louvres, timber shutters, shutter awnings on the windows of Onslow houses, which can be adjusted slightly to block the sun but allow the breeze to flush out hot air.

• The front yards of many houses are often informally landscaped, which enhances the coastal holiday town feel.

• Predominately clear, sunny days create the opportunity for natural day lighting and the use of solar energy.

• Outdoor recreation and activity occurs early morning and late afternoon/ evenings.

• Cyclone conditions require appropriate design considerations for protection against extreme events.

Elements that contribute to the unique character of Onslow are illustrated in the following section. This visual overview will assist you in identifying and understanding the features and elements that distinguish Onslow from other places in the region and the state.

These should be used as visual reference when considering a contemporary response to incorporating these elements.

3.0 Your Suburb

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To maintain a harmonious street environment owners should be conscious of the influence their house design has on the street. The way each house relates to the street has an effect upon the streetscape.

4.1 SETBACKS

DESIGN OBJECTIVE

• Ensure buildings frame the street.

• Reduce dominance of carports and garages.

• Reduce front landscaped areas.

• Increase functional backyards.

MANDATORY CRITERIA

• Garage doors are be set back a minimum of 0.5m behind the front building line of the house.

4.2 ADDRESSING THE STREET

This section outlines design elements that enhance the overall amenity and safety of the streetscape with respect to appearance, character and passive surveillance.

The objective of these criteria is to ensure that buildings provide visual amenity and to promote cohesive streetscapes that are consistent with the character of Onslow.

The built environment has an impact on perceptions of safety and security, as well as on the actual opportunities for crime. Providing opportunities for casual surveillance from homes into streets and the public realm is an important part of housing design.

DESIGN OBJECTIVES

• Ensure streetscapes are well-designed and have good amenity.

• Promote passive surveillance over the public realm.

MANDATORY CRITERIA

• The entrance to the home is clearly visible from the primary street boundary and separate from the carport / garage.

• At least one habitable room has a major opening (as per R-Codes definition) that looks onto the primary street to promote passive surveillance.

• Corner lots are developed such that no blank walls (i.e. walls with no major openings) front onto the secondary street for a minimum of 4 metres along each frontage, which is measured from the corner of the dwelling nearest to the street corner.

DESIGN RECOMMENDATIONS

• Primary elevations should be designed to address and provide for passive surveillance over the street and/or public realm.

4.3 CROSSOVER AND ACCESS

As a remote seaside town, the rate of ownership of large vehicles and boats in Onslow is significant. Therefore, in addition to maintaining accessibility, consideration needs to be given to ensure that crossovers, access and parking respond to Onslow’s needs.

DESIGN OBJECTIVES

• Ensure crossover location and size do not detract from the amenity or safety of the street.

• Ensure crossovers are spaced appropriately to maximise on-street parking opportunities.

MANDATORY CRITERIA

• Crossovers are a maximum width of 6.0m at the boundary and do not interfere with existing or proposed street trees or servicing infrastructure.


• Consider increasing building setbacks on one side boundary to provide for additional parking and boat storage.

• Garage setbacks should be sufficient to allow for visitor parking to be contained on the driveway.

4.0 Your Street

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This section outlines climate responsive design and construction principles to minimise energy use by thoughtfully considering shade and breeze access.

Onslow experiences a comfortable climate for many months of the year, providing an opportunity to design houses so residents can take advantage of pleasant temperatures during the cooler months. Whilst air-conditioning is an essential part of life in the Pilbara, the use of climatic design principles will mean that residents need less mechanical cooling thereby reducing overall cost of running the home.

Controlling the amount of heat a house absorbs is imperative for maintaining a comfortable living environment and reducing energy consumption. A focus on shading of walls, windows and doors from direct sunlight through the use of wide eaves, shutters, verandahs and awnings over openings will minimise heat gain into the dwelling.

5.1 SITE AND INTERNAL PLANNING

The objective of these criteria is to ensure houses are oriented and designed correctly to take advantage of the local climatic conditions and that homes are well planned to maximise liveability.

DESIGN OBJECTIVE

• Ensure homes are well planned to maximise liveability.

• Ensure house design responds appropriately to local climatic conditions.

• Maximise the opportunities to utilise outdoor space.

MANDATORY CRITERIA

• Primary living rooms are located adjacent to outdoor living areas. (Whilst bedrooms and studies may be located adjacent to outdoor living spaces in addition to a primary living room, these are not considered primary living rooms).

• Outdoor living areas are located away from the afternoon sun, or are shaded from the afternoon sun.

• Outdoor living areas have access to breezeways.


• The provision of internal breezeways and large shaded decks that capture prevailing breezes is encouraged.

5.0 Your Home

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5.2 BUILDING A HOUSE TO FIT WITH ONSLOW’SCHARACTER AND CLIMATE

By incorporating the key character elements outlined in this section, Onslow will continue to be recognised for its unique established flavour as a relaxed seaside town.

Verandahs

Verandahs provide good shading to windows, walls and the ground surface adjacent to the dwellings, which are all important for reducing heat gain inside the house.

Verandahs provide a great opportunity to focus outdoor living toward the street to give you the opportunity to interact with your neighbours and to help you establish a greater sense of connection to your local community. Verandahs are common throughout Onslow and provide both shade to the front of the dwelling and a comfortable outdoor space for relaxation. Verandahs also enable people to keep an eye on the street for improved community safety.

DESIGN OBJECTIVES

• Provide comfortable outdoor living adjacent to the street.

• Provide shading to the dwelling to reduce heat gain.

• Increase passive surveillance of the streets and public places.

MANDATORY CRITERIA

• All homes incorporate a shaded front verandah with a minimum dimension of 2.4m x 1.2m. (Carports cannot be calculated as part of the verandah).


• Breeze permeable screening should be considered for the east and west sides of the veranda to protect from the sun.

Verandahs provide good shading to windows, walls and the ground surface adjacent to the dwellings, which are all important for reducing heat gain inside the house.

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Cool Roofs

There are many historical examples of white/cool roofs throughout Onslow and adopting this initiative will assist to enhance Onslow’s unique character by providing an element that unifies the look and feel of Onslow houses. In addition to this, the urban heat island effect is common in built up areas, where solar absorption results in local temperatures significantly warmer than its surrounding areas. White (cool) roofs provide the added benefit of reducing the potential for solar absorption to improve the thermal performance of your house, whilst reducing the potential for heat gain on a neighbourhood level.

DESIGN OBJECTIVES

• Reduce effects of solar gain from the roof of the dwelling.

• Reduce the heat island effect across Onslow.

• Enhance Onslow’s character and identity.

MANDATORY CRITERIA

• Roof materials have a solar absorptance of 0.6 or less (BCA classification L or M).

• Reflective sarking is installed under roof sheeting to all outdoor living/alfresco areas. (This does not apply to eaves and shading devices over windows).


• The use of white or off-white colours is strongly encouraged as it is in keeping with the character of Onslow and also significantly reduces heat gain through the roof.

• Where appropriate, roof ventilation to all roof spaces should be provided in the form of vented gables, ‘E’ vent or similar appropriate type alternative to suit the cyclonic category for Onslow.

Light coloured roofs are recommended for all new dwellings in Onslow.

Exterior wall colours, textures and materials can be used to enhance the individuality of houses.

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Shading and Windows

The type of windows and shading selected will have a significant impact on the comfort and character of your home. Selecting windows that respond appropriately to the local character can assist in distinguishing Onslow as a unique place in the Pilbara.

DESIGN OBJECTIVES

• Establish new residential development that complements the character of Onslow.

• Provide a contemporary interpretation of key characteristics of housing in Onslow.

MANDATORY CRITERIA

• Windows to the front façade are to be vertically proportioned, with a minimum of three (3) repetitions.


• Where appropriate, the windows to the front façade of each dwelling should incorporate openable awnings/louvers over windows to allow breeze permeability.

• Consider appropriate shade protection or a fixed awning over the windows.

Traditional shade awnings are common in Onslow.

Consideration should be given to the width of awnings and the height of windows to provide adequate shading.

Verandahs provide good shading to both windows, walls and the ground surface adjacent to the dwellings, which are all important for reducing heat gain inside the house.

An example of Shutter Awnings in Onslow.

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5.3 CLIMATE RESPONSIVE DESIGN

DESIGN OBJECTIVES

• Provide adequate exclusion of direct sunlight.

• Houses are designed to respond appropriately to the local climatic conditions.

• Reduce energy consumption and optimise internal comfort for residents.

MANDATORY CRITERIA

• Minimum roof eave overhang over all walls is 900mm.

• Windows not protected by eaves or varandahs are provided with additional shading with a projection of 900mm (min) measured from the face of the glazing, and located 200mm (max) above the top of the window frame.

• Where skillion roofs are used or eaves do not adequately shade windows, additional shading will be required to ensure adequate shade to windows.

• Living and sleeping zones are capable of being closed off from each other to allow for any localised air-conditioning.

• Horizontal shading is provided to all east and west facing windows to minimise the impact of the early morning and later afternoon sun.


• Landscaping with appropriate trees is encouraged on east and west sides of your lot, where setbacks permit, to reduce heat gain.

• The inclusion of a breeze wall within your home is recommended. A breeze wall is one that has large openings to allow breeze through. Internally this may consist of louvers or other moveable parts so that large sections of wall can open up as required.

• Consider cyclone suitability for all shade awnings and external fixtures.

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5.4 MATERIAL SELECTION

As well as defining the appearance of your home and how it contributes to the Onslow character, materials selection is a key factor in designing houses for thermal comfort. Making informed decisions about materials and construction systems can reduce the environmental impact of a home without adding to the cost.

Well-insulated lightweight construction is preferred for its ability to cool down faster at night. However, high mass building materials, such as masonry, is effective in stabilising internal room temperatures. Thermal mass should be used on interior walls or provided with protection from the sun with effective shading devices such as a verandah, wide eaves or soft landscaping to prevent heat transfer into the interior of the building.

DESIGN OBJECTIVE

• Dwellings that are durable, thermally efficient and contribute to the character of Onslow.

MANDATORY CRITERIA

• Houses with greater than 50% external thermal mass construction to east or west facing walls (such as brick, block work, concrete or rammed earth) are accompanied by a certified Energy Assessors certificate whereby the house achieves a minimum of 7 Stars (Accurate or similar).


• Consider using a materials such as corrugated iron and stone traditionally used in Onslow.

• Due to Onslow’s isolation and harsh climate, consider the use of materials that are highly durable.

• Use of cavity brick and standard brick veneer to external walls is strongly discouraged, particularly were exposed to the sun. Instead consider the use of lightweight (low mass) construction or reverse brick veneer.

• Where air-conditioning is being installed, it is recommended that high thermal mass materials (bricks, concrete and the like) be installed to the interior to stabilise internal room temperatures.

Corrugated iron is a popular choice for construction materials in Onslow.

A combination of corrugated iron and rendered cladding enhances the visual quality.

Cladding components add a contemporary flavour.

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5.5 AIRFLOW

The objective of these criteria is to maximise potential for ventilation through the dwelling during cooler months and to promote airflow between neighbouring dwellings.

DESIGN OBJECTIVE

• For effective control of ventilation and airflow through and around the house.

MANDATORY CRITERIA

• Habitable rooms have at least one major opening on each external wall. For rooms with three external walls, a minimum of two major openings is required.

• Breeze paths have a maximum length of 15m through a maximum of three windows, doors or other openings.

• Breeze paths do not crank more than 35 degrees in their passage through the house plan.

• All major openings have a minimum of 50% operability.

• A breezeway of at least 2m is provided along one side boundary.


• Windows should be designed to ensure optimal breeze intake to your home to take advantage of cooler breezes during winter months.

• Casement windows that open to capture breezes are strongly encouraged.

• Convective (stack) ventilation that vents rising hot air, whilst drawing in cooler air, is recommended.

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5.6 ENERGY AND WATER EFFICIENCY

The objective of these criteria is to reduce energy consumption within the home and to promote the efficient use of water in and around the home. It is also intended to reduce the overall water consumption through the use of water wise initiatives.

DESIGN OBJECTIVE

• To provide high performance houses that minimise energy use, conserve water, reduce waste and maximise the comfort for occupants.


• Hot water systems are located as close as possible to the area of most frequent use.

• External cold water pipes are recessed underground to a minimum depth of 600mm alternatively to have R 0.45 insulation installed where exposed.

• Where air-conditioning is installed, inverter split systems are used.

• Down lights and / or exhaust fans installed in your home should be fully sealed and insulated.

• The use of solar thermal for hot water and the use photovoltaic panels is encouraged to reduce energy consumption and costs within the home.

• Lot-scale greywater diversion systems should be considered as an alternative water supply for irrigation demand.

• Smart Approved Watermark products should be used in the garden including irrigation equipment (including evapotranspiration or soil moisture sensors), soil conditioners and mulches.

• Consider a dry garden (Xeriscape), which is more suitable to the local climate with low water requirements and little need for maintenance.

5.7 ANCILLARY BUILDINGS (INCLUDING SECOND DWELLINGS)

The objectives of these criteria are to ensure that adjoining or ancillary structures are well integrated with the home and are appropriately located to minimise negative microclimate effects.

DESIGN OBJECTIVES

• Ensuring ancillary buildings or secondary dwellings do not detract from the amenity of the neighbourhood.

• Ensure appropriate location of ancillary buildings and second dwellings to optimise the functionality of the lot.

MANDATORY CRITERIA

• Where visible from a street, freestanding outbuildings are constructed of the same or complementary materials to the house.

• Where ancillary buildings are constructed of a material different to the main building they are located or screened to minimise visibility from the street or public realm.

• Ancillary dwellings that front directly onto the primary street, secondary street or public open space meet all the requirements for all single dwellings as outlined within these guidelines.

• The location of ancillary buildings do not obstruct breezeways on the lot.

• Where a second dwelling has a separate entry, convenient access is provided from the street or the garage.


• The carport or garage should be of equal quality and integrated under the same roof as the main dwelling.

• Garages should incorporate additional space for storage in their design.

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The front landscape is a large part of what you notice as you walk down a street. Streets with beautiful gardens and street trees are always lovely to live on and walk down.

6.1 OUTDOOR AREAS

The objective of these criteria is to ensure all houses include a well designed outdoor area relative to the size of the house, and that outdoor spaces are well-located to provide liveable spaces protected from hot summer breezes and capturing cooling winter breezes.

DESIGN OBJECTIVE

• Ensure strong connections are maintained with the outdoors to support Onslow’s lifestyle.

• Provide liveable outdoor spaces.

MANDATORY CRITERIA

• The major outdoor living area is directly accessible from an internal living space.

• The major outdoor living area is covered by a roof or shade structure.


• All dwellings should have an outdoor living area relative to the size of dwelling:

- <80m2 dwelling = 12m2 outdoor space with a minimum 2.4m width;

- 80m2 – 120m2 dwelling = 16m2 outdoor space with a minimum 4m width; or

- >120m2 dwelling = 20m2 outdoor space with a minimum 4m width.

• Major outdoor living spaces covered by a roof should be well-ventilated and incorporate outdoor ceiling fans.

• An outdoor cooking area should be provided within the major outdoor living area and include hardstand space for a BBQ, lighting, cold water supply (hose cock or similar) and external power outlet.

6.2 FENCING

This section aims to achieve a fencing approach that assists with achieving a high quality of residential design and streetscape to protect your investment. In doing so, it is the intention to encourage open streetscapes and maximum opportunities for surveillance and natural ventilation without compromising security.

DESIGN OBJECTIVE

• Maximise the opportunities for ventilation without compromising security.

MANDATORY CRITERIA

• Front fences are at least 50% visually permeable with a maximum height of 1.2m.

• Corner lots provide open fencing with a maximum height of 1.2m to no less than 50% of the dwelling frontage to the secondary street, or 50% of the secondary street boundary, whichever is the lesser.

• Fencing returns (between the house and the side fence) are at least 50% permeable.

6.0 Your Garden

Low, open style fencing is common in Onslow and allows airflow and community interaction.

A contemporary example of low, open style fencing in Onslow.

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6.3 DRYING AND SERVICE AREAS

The objective of these criteria is to maintain visual amenity to minimise disturbance caused by servicing equipment on neighbouring properties.

DESIGN OBJECTIVE

• To promote visual amenity to streets and public places.

• To reduce impact of plant and facilities on adjoining properties.

MANDATORY CRITERIA

• Clothes drying areas are screened from public view.

• Plant and equipment, including air-conditioning units, hot water systems, satellite dishes and the like are screened from view from the street.

• Air-conditioning units are located on the ground level to minimise noise impacts on neighbouring properties.


• The location of mechanical cooling systems should be integrated into the design. The location of air-conditioning equipment should be considered in the early design phases to minimise the visual impact on the street and public realm along with disturbance to neighbours.

6.4 LANDSCAPE DESIGN

These guidelines encourage new homeowners to adopt a water and climate sensitive housing standard with high visual aesthetics. There are no mandatory criteria set within these guidelines however residents are encouraged to implement these practical guidelines where possible.

Water Sensitive Landscaping Principles

The key principles that need to be considered are as follows:

• Consider Alternative Water Sources;

• Apply Hydrozoning Principles;

• Incorporate Drip Line Irrigation Systems;

• Create Micro Swales;

• Apply Soil Conditioner Regularly;

• Apply Mulch Biannually;

• Apply Soil Wetting Agents; and

• Apply Soil Amendments.

Sustainable Landscape Design Principles

The key principles that need to be considered in regards to sustainable landscape design are as follows:

• Incorporate Local, Native, Water Efficient Plants;

• Less Lawn – More Garden;

• Avoid Artificial Turf;

• Establish a Native Verge;

• Reduce the Amount of Hard Surfaces;

• Use Native, Organic Mulch not Gravel;

• Incorporate Street Trees;

• Protect Eastern/Western Facing Walls with Vegetation; and

• Select Colours from the Natural Landscape.

Please refer below for indicative plans for alternative lot types demonstrating how the principles outlined above may be applied to your lot. The plans have been prepared for a variety of lot types and orientations, which are outlined as follows.

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APPENDIX 1 – LOT CLASSIFICATION PLAN

Onslow Stage 1 Design Guidelines

7.0 Appendices

ROAD 2

RO

AD 6

ROAD 7

ROAD 9

RO

AD 1

0 (

15m

Wid

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RO

AD 1

1

ROAD 12

ROAD 13

ROAD 14

RO

AD

ROAD 16 (30m Wide)

ROAD 9

ROAD 7

ROAD

3ROAD 4

ROAD

5RO

AD 8

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AD 8

RO

AD 5

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6

ROAD 5

ONSLOW ROAD

WATSON

DRIVE

P.O

.S.

18

16

1413

30

33

34

35

36

37

38

10

9

7

6

4

1

78

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4748

4950

5152

53

54 55 5657

42

G.H

.

24

39

40

28

27

26

22

21

20

4364

6362

6159

58

44

19

29

23

25

2

3

17

32

31

60

15

12

8

41

107

108

109

105

111

104

112

8182

80

79

6967

66

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7573

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113

70 71

65

68

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106

103

102

101

100

99

G.H

.

G.H

.

8384 98

85 86 87

88

89

90

91

94

117

116

115

114

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9392

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. G.H

.

G.H

. G.H

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149

132 131

130

129

133

134

135

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137

138

139

140

141

142

152 16

3

160

159

158

157

150

151

153

143

144

154 16

116

216

416

5

147

148

155

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156

P.O

.S.

G.H

.

G.H

.

172

171

170

173

174

168

167

166

18180

01

8000

180

182

178

175

169

179

183

177

176

206

187

186

185

184

20320

2

192

191

19419

5

196

19919

8197

190

193

200

201

189

188

204

205

220 21

9 218 21

7 216 21

5 214 21

3 212 21

1 210 20

9 208

207

5

ROAD 2

RO

AD 6

ROAD 7

ROAD 9

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AD 1

0 (

15m

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ROAD 12

ROAD 13

ROAD 14

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ROAD 16 (30m Wide)

ROAD 9

ROAD 7

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AD 8

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AD 8

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AD 5

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6

ROAD 5

ONSLOW ROAD

WATSON

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P.O

.S.

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34

35

36

37

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G.H

.

24

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26

22

21

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19

29

23

25

2

3

17

32

31

60

15

12

8

41

107

108

109

105

111

104

112

8182

80

79

6967

66

7776

7573

110

113

70 71

65

68

7472

106

103

102

101

100

99

G.H

.

G.H

.

8384 98

85 86 87

88

89

90

91

94

117

116

115

114

118 12

8

119 12

7

120 12

6

121 12

5

122 12

4

123

97 96 95

9392

G.H

. G.H

.

G.H

. G.H

.

149

132 131

130

129

133

134

135

136

137

138

139

140

141

142

152 16

3

160

159

158

157

150

151

153

143

144

154 16

116

216

416

5

147

148

155

145

146

156

P.O

.S.

G.H

.

G.H

.

172

171

170

173

174

168

167

166

18180

01

8000

180

182

178

175

169

179

183

177

176

206

187

186

185

184

20320

2

192

191

19419

5

196

19919

8197

190

193

200

201

189

188

204

205

220 21

9 218 21

7 216 21

5 214 21

3 212 21

1 210 20

9 208

207

5

LEGE

ND

N

Pre

-allo

cate

d lo

ts

Hig

her s

peci

ficat

ion

lots

(Are

a B)

Min

imum

spe

cific

atio

n lo

ts (A

rea

A)

20

APPENDIX 2 – COMPLIANCE CHECKLIST

Lot Number Street

Builder Details

Owner Details

MANDATORY CRITERIA COMPLIESY/N

ALTERNATIVE SOLUTION

Checklist A – Applicable to Area A and Area B Lots

1. The entrance to the home is clearly visible from the primary street boundary and separate from the carport/garage.

N/A

2. At least one habitable room has a major opening (as per R-Codes definition) that looks onto the primary street to promote passive surveillance.

N/A

3. All homes incorporate a shaded front verandah with a minimum dimension of 2.4m x 1.2m. (Carports cannot be calculated as part of the verandah).

N/A

4. Roof materials have a solar absorptance of 0.6 or less (BCA classification L or M). N/A

5. Minimum roof eave overhang over all walls is 900mm. N/A

6. Windows not protected by eaves or varandahs are provided with additional shading with a projection of 900mm (min) measured from the face of the glazing, and located 200mm (max) above the top of the window frame.

N/A

7. Habitable rooms have at least one major opening on each external wall. For rooms with three external walls, a minimum of two major openings is required.

N/A

8. The major outdoor living area is directly accessible from an internal living space. N/A

9. The major outdoor living area is covered by a roof or shade structure. N/A

I (builder’s name)

confirm the proposed building complies with the above mandatory criteria.

Signature Date / /

This form must be attached to your buildings plans when you lodge it with the approval authority.

21



Checklist B – Applicable to Area B Lots Only

10. Garage doors are to be set back a minimum of 0.5m behind the front building line of the house.

11. Corner lots are developed such that no blank walls (i.e. walls with no major openings) front onto the secondary street for a minimum of 4m along each frontage, which is measured from the corner of the dwelling nearest to the street corner.

12. Crossovers are a maximum width of 6m at the boundary and do not interfere with existing or proposed street trees or servicing infrastructure.

13. Primary living rooms are located adjacent to outdoor living areas. (Whilst bedrooms and studies may be located adjacent to outdoor living spaces in addition to a primary living room, these are not considered primary living rooms).

14. Outdoor living areas are located away from the afternoon sun, or are shaded from the afternoon sun.

15. Outdoor living areas have access to breezeways.

16. Reflective sarking is installed under roof sheeting to all outdoor living/alfresco areas. (This does not apply to eaves and shading devices over windows).

17. Windows to the front façade are to be vertically proportioned, with a minimum of three (3) repetitions.

18. Horizontal shading is provided to all east and west facing windows to minimise the impact of the early morning and later afternoon sun.

19. Where skillion roofs are used or eaves do not adequately shade windows, additional shading is provided to ensure adequate shade to windows.

20. Living and sleeping zones are capable of being closed off from each other to allow for any localised air-conditioning.

21. Houses with greater than 50% external thermal mass construction to east or west facing walls (such as brick, block work, concrete or rammed earth) are accompanied by a certified Energy Assessors certificate whereby the house achieves a minimum of 7 Stars (Accurate or similar).

22. Breeze paths have a maximum length of 15m through a maximum of three windows, doors or other openings.

23. Breeze paths do not crank more than 35 degrees in their passage through the house plan.

24. All major openings have a minimum of 50% operability.

25. A breezeway of at least 2m is provided along one side boundary.

26. Where visible from a street, freestanding outbuildings are constructed of the same or complementary materials to the house.

27. Where ancillary buildings are constructed of a material different to the main building they are located or screened to minimise visibility from the street or public realm.

22



Checklist B – Applicable to Area B Lots Only

28. Ancillary dwellings that front directly onto the primary street, secondary street or public open space meet all the requirements for all single dwellings as outlined within these guidelines.

29. The location of ancillary buildings does not obstruct breezeways on the lot.

30. Where a second dwelling has a separate entry, convenient access is provided from the street or the garage.

31. Front fences are at least 50% visually permeable with a maximum height of 1.2m.

32. Corner lots provide open fencing with a maximum height of 1.2m to no less than 50% of the dwelling frontage to the secondary street, or 50% of the secondary street boundary, whichever is the lesser.

33. Fencing returns (between the house and the side fence) are at least 50% permeable.

34. Clothes drying areas are screened from public view.

35. Plant and equipment, including air-conditioning units, hot water systems, satellite dishes and the like are screened from view from the street.

36. Air-conditioning units are located on the ground level to minimise noise impacts on neighbouring properties.

23

APPENDIX 3 – AREA B – INFORMATION REQUIRED

ONSLOW DESIGN ASSESSMENT PROVIDED

SUBMISSION REQUIREMENTS YES NO

Compliance Checklist

Site Plan (also showing levels)

Floor Plans

Elevations (also showing fencing)

Breeze Diagram

Other supporting documentation if alternative solutions are proposed.

landcorp.com.au/onslow

Disclaimer: The information contained in this document is in good faith; however neither LandCorp nor any of its directors, agents or employees give any warranty of accuracy nor accepts any liability as result of a reliance upon the information, advice, statement or opinion contained in this document. This disclaimer is subject to any contrary legislative provisions. © LandCorp 2014. LAND4249 04/14

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