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DESIGN GUIDELINES

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Ocean Ridge Design Guidelines – Rev 0 15 August 2018

DESIGN GUIDELINES Prepared by Paul Uhlmann Architects

15 August 2018

Architectural Review Committee (ARC)

PO Box 1478 Ballina, NSW 2478

Clarence Property Corporation

PO Box 1478 Ballina, NSW 2487

www.clarenceproperty.com.au

Ph: (02) 6686 4122

http://www.clarenceproperty.com.au/

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Contents

1. Introduction ....................................................................................................................... 3

2. Design Approval Process .................................................................................................. 5

3. Design Elements & Requirements ..................................................................................... 7

4. Setbacks ......................................................................................................................... 14

5. Landscape Guidelines ..................................................................................................... 17

6. Environmental ................................................................................................................. 19

7. Design Endorsement ....................................................................................................... 20

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1. Introduction & Design Guidelines

Ocean Ridge in Release 3 of the new Epiq Development in Lennox Head has been created with the intent to enhance the community within this small seaside town. This will be achieved through a community vision that embraces environmental principles, sustainable living, the coastal climate and topography, private open spaces, extensive landscaping; all with strong design objectives for each block and individual dwelling. The following design guidelines and objectives have been created to ensure a high standard of living is achieved within the proposed development.

All new landowners within Ocean Ridge must seek design endorsement from the Architectural Review Committee (ARC) before submission to Ballina Shire Council and/or a building certifier, to ensure all housing and landscaping enhances the already high standard of living envisioned for Epiq. Documentation to be submitted to the ARC includes a complete set of working drawings, landscaping plans/drawings as well as colour and material selections. A written letter of endorsement must be obtained from the ARC prior to lodgement of any Development or Complying Development application, and any earthworks or construction to commence on each allotted site.

The Site Located on top of a hill within Lennox Head, each block will have a view of the beautiful surrounding landscape

- Views to Lennox Head and Pacific Ocean - Elevated location with Sea Breezes which is easily incorporated into each house

design - Access to morning sun from the East - Sweeping views to hinterland and farmland beyond

Environmental & Sustainable Living Objectives For an environmentally sensitive development to be achieved, sustainable design doctrines

are highly encouraged within each proposed design. Sustainable living is of paramount

importance in the offset of running costs, protection of investment within a home and a

reduction of environmental impacts. Such ongoing cost savings include savings to each

household through savings on water, electricity and gas. In summation, the following points

are of upmost importance in the environmental and living objectives of Epiq;

- Generation of Waste (recycling) - Ecosystems - Sustainable Living design through;

a. Sustainable Materials b. Energy c. Water d. Solar e. Gas

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Design Objectives The following points outline the main design objectives within Epiq to ensure the greatest possible overall design outcome for the masterplan of the site.

- High Standard of building - Maintain Amenity - Variety of Building - Maximise North East aspect with views to the ocean - Thermal and Solar Performance - Natural Landscaping - Harmonious Façade treatments - Respond to site topography (given steeper Northern lots) - No Container or relocatable homes or home of temporary nature - No Tuscan, Georgian or Colonial Designs

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2. Design Approval Process

The Design Approval Process is as follows;

1. Appoint Designer (Architect or Building Designer)

2. Read Design Guidelines in conjunction with Ballina DCP and LEP

3. Design House including Basix Assessment

4. Submit to Architectural Review Committee

5. Receive ARC Approval

6. Apply for DA, CDC and CC

Landscape Approval – Ballina Shire Council has requirements if a proposed site plan has

considerable cut and fill

The Process

As previously mentioned, the process requires documentation to be submitted to the

Architectural Review Committee. This includes a complete set of working drawings,

landscaping plans/drawings as well as colour and material selections. A letter of

endorsement must be issued and confirmedly received prior to lodgement of any

Development or Complying Development application, and any earthworks or construction to

commence on each allotted site.

Design Guidelines – Limitations of Assessment by the ARC

The following points relate to limitations of assessment by the Architectural Review

Committee:

- Owners must make their own enquiries to satisfy any questions they may have, or

refer to the contract.

- The ARC does not guarantee endorsed plans will also be approved by a building

certifier, council or any other authority.

- It is the owners own responsibly to meet the requirements of the Ballina Shire Council

Policies; Ballina Shire Development Control Plan (DCP) 2012; Ballina Local

Environment Plan (BLEP) 2012, the NSW State Environmental Planning Policies

(SEPPs) and the Ballina Shire Development Approval, as well as any other

applicable statutory authority requirements.

- The completed development is to be certified by a registered building certifier or

Ballina Shire Council to ensure compliance with relevant codes and statutory before

the building can be occupied. Both engineering and sustainability BASIX Reports

must be completed in order for this to be achieved.

- The landowner and builder are responsible to ensure they have access to a relevant

Subdivision Plans, which outlines all services and easements on the individual lot.

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The owner or builder should make their own enquiries during design process in this

regard.

- The coordination of the earthworks, services and dwelling construction is the

responsibility of the builder and owner.

Owners/buyers should note that the ARC will not review the following items during their

assessment:

- Contours

- Driveway gradients

- Cut & Fill

- Builder’s retaining walls

- Services and easements

- Location and proximity of footings in relation to retaining walls or easements

- Gas bottle positioning and installation

- BASIX requirements

- Bushfire requirements

- Swimming pools & fencing

- Dual occupancy compliance

Important Aspects to Note:

Non-conforming designs – may be endorsed by the ARC if they demonstrate high quality

design architectural merit. It is recommended that preliminary designs be submitted to the

ARC for comment prior to the designer proceeding with full documentation.

Each lot will be considered on an individual basis, therefore the consequent design

requirements of each proposed building and block will be assessed on their individual merrit.

Because of this individuality, certain design requirements may be waived, though only to the

discretion of the ARC. Therefore, the ARC and developer do not warrant that they will be

enforced in relation to the ARC.

The time frame of achieving building approvals is ONE YEAR FROM PURCHASE OF SITE

The ARC reserves the right to relax and modify the Design Guidelines from time to time.

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3. Design Elements & Requirements

Site works - All planned site earthworks must be clearly indicated on the working drawings. Existing

contours and altered contours as well as the floor levels of the dwelling must be indicated on

the site plan.

- Cut and fill in general is not to exceed 1000mm in height as per council requirements.

Where the slope of the land necessitates a greater extent of cut and fill than 1000mm, a

structural certificate from a qualified structural engineer will be required.

Specific to Views - Clients and their chosen architect/designer should visit their specific lot to establish the

most suitable way to orientate the buildings’ design to maximise breezes, appropriate solar

orientation and surrounding views.

Specific to Sloping Frontages For the improvement of the appearance to elevated buildings the following controls are

necessary:

- Appropriate landscaping must be utilised

- If the understorey of a building is visible from the street and/or an adjoining properties,

landscaping or screening panels must be provided around the base perimeter of the building.

Greenhouse Emissions

To reduce greenhouse gas emissions through design, the following design controls are

encouraged:

- Breeze and circulation around dwellings

- Roof colour should be <=0.6 Sa (solar absorbance value).

- 450 eaves/hoods to shade windows should be incorporated.

- East/West wall insulation is encouraged and should be at least r2.0.

- Eaves no more than 500mm above glazed door heads or windows

Bushfire requirements - Consideration must be given to meet the applicable bushfire requirements under the NSW

Rural Fire Service Planning for Bushfire Protection 2006 Guideline.

- Residences should be designed and constructed in a way to guarantee durability, including

any landscape works or proximity to existing mature vegetation.

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Bug and pest requirements - Refer to Ballina Shire Council’s Development Control Plan.

Roof Types, Shading & Entry - For adequate shading, eaves of at least 450mm to North, East & West facades are

mandatory. This is to make up 75% of the total wall length.

- For skillion roofs, hoods and awnings can meet the above requirement over openings.

- A low pitch is encouraged to not obstruct and instead maintain views

- Allow for wide gutters for heavy rainfall.

- All dwellings to have a covered entry area.

Acceptable Materials for Roofs - Colorbond Roof Sheeting

- Galvanised/zinc roof sheeting subject to special approval by the ARC.

Acceptable Colours for Roofs - Colorbond steel range roofing, gutters, downpipes, walling and fascia are encouraged to be

used.

- Light, non-reflective roof colours encouraged though non-reflective

- Colorbond Surfmist or Classic Cream are not supported

Light Colours – Solar Absorbance <0.475

Medium Colours – Solar Absorbance 0.475-0.700 (NB may require additional roof insulation to achieve BASIX)

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Front and Side Wall Articulation - Primary and secondary street frontages are to be appropriately articulated to reduce the

impacts of bulk and scale.

- Walls and roofs are to step according to setback requirements

- Corner lots should have particular regard for articulation of walls presenting to street

frontages.

Corner Blocks/ Secondary Frontages - Corner blocks frontages must have careful consideration of both facades that front the

street.

Acceptable Front Façade Wall Materials Note: All façade and wall material choices should complement each other.

Acceptable wall & facade finishes include:

- Timber weatherboard cladding

- Painted render

- Lightweight cladding

- Metal sheeting with a factory finish as a feature e.g. Colorbond. (max 30% usage in

façade).

- Natural stone

- Textured coloured concrete

- Timber, weatherboard or Colorbond profiled sheeting

- Approved feature façade tiles

- Powder coated windows frames and clear or obscured glass where applicable. Windows to

have matching screens, louvres and trims. Windows and door frames to be semi-

commercial suites.

The following materials will not be permitted

- Second hand materials. (Unless approved by ARC)

- Foam wall sheeting.

Articulation of façade Façade should be articulated however not obtrusive. Façade can be a combination of

different materials/colours/textures/sunhoods/eaves etc. subject to ARC approval

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Acceptable Wall Colours Include: - Colours utilised within the designs should be neutral or earthy tones (e.g. Colorbond

light/medium colours previously referred to). Any variations are to subject to the approval of

the ARC.

- A limited amount of bright feature colours permitted. Bright colours can be used to highlight

a design element intended as a feature, however this is limited to 10% of the façade.

- As a significant portion of the façade the garage door must compliment the façade. This

can be achieved through using the previously specified Colorbond range or a genuine timber

look, or a battened/slat look.

Utilisation of Light/Medium Colours Lighter colours are preferred and will achieve better thermal performance.

Acceptable variations to the façade The primary street frontage of dwellings are to remain individual. Repetition of design or

close resemblance to dwellings that are neighbouring, adjacent or opposite on a street is not

supported.

Owners will be promptly advised if a surrounding dwelling has a similar façade, which will

then need to be changed or articulated differently. Evidently, the dwelling design which is

submitted first will have priority over subsequent submissions.

Location of dwelling entry - An easily identifiable entry from the street frontage must be provided. - Covered entrances are to be integrated into the overall design of the street-front façade

Building Height Restrictions Dwellings must comply with 45 degree building envelope setback requirements and not

exceed an 8.5m height as defined by the Ballina LEP. Consideration should also be given to

Clause 7.5 of the Ballina LEP in regard to height of buildings.

Minimum Dwelling Area The minimum area of each dwelling is 150m². This excludes garage/carport and eaves.

Site Coverage Calculation of site coverage is not applicable in Ballina Shire DCP. However, floor space

ratios, building envelopes, building heights and controls over maximum encroachments

along the North and East elevations are applicable.

Floor Space Ratio The following points are from the Ballina DCP, Chapter 4 Part 3.B Element – Floor Space

Ratios Part 3.B i. Where development…is proposed on land identified on the Floor Space Ratio Map, Council will apply the following approach to calculation of the floor space ratio (FSR);

a. …an FSR of 0.5:1 applies

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b. …where two car parking spaces are required, the maximum floor area excluded from the calculation of gross floor area is 44sqm.

Open Space & Private Landscaping As required in Ballina Shire Council DCP, Chapter 4 Part 3.G Element – Landscaping and

Open Space each dwelling must have clearly defined private outdoor living space.

Extracts from the Ballina Shire Council DCP are provided below. i. At least 25% of the site must be covered by landscaped areas comprising of

pervious surfaces. ii. Each dwelling is to be provided with an area of private open space that is:

a) predominately flat b) located at ground level; c) accessible directly from a living area; and d) where practicable, located to the North or East of the dwelling

iii. A new dwelling must have an outdoor living area of at least 24m² with a minimum dimension of 4m x 4m and a maximum gradient of 1:10.

Correct orientation of each dwelling for optimum design outcomes The orientation of each dwelling should be site specific to each lot to consider daily path of

the sun and the direction of cooling summer breezes.

Points to consider in design orientation

- Locate main living areas on north-eastern part of the site

- Position dwelling as close as possible to southern and western boundaries of the

block. This will enable ample room for gardens and outdoor living to the north

- Avoid locating windows on the western façade. If needed, make sure they are

adequately shaded or screened.

- Minimise light/reflective surfaces in and around the dwelling for heat issues

- Design for cross ventilation

- Orientate to maximise best views/outlooks

- Location of rooms to minimise hot western sun

- Overhangs and awnings should let in winter sun though shade adequately from the

summer sun

- Provide generous balconies/terraces/decks/porches

Views, Overlooking and Privacy Dwellings are to embrace and not impede on the views of the other dwellings where possible

though preserve neighbours privacy.

Privacy requirements for dwellings are set out in Ballina DCP, Chapter 4 Part 3.I Element –

Overlooking and Privacy. An applicable extract is provided below:

Part 3.I.

i. Windows must have privacy screens if: - it is a window in a habitable room, other than a bedroom, and - the wall in which the window is located has a setback of less than 3m from a

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side or rear boundary

- the window has a sill height of less than 1.5m

ii. A balcony, deck, pergola, terrace or veranda must have a privacy screen if it: - has a setback of less than 3m from a side or rear boundary, and - has a floor area of more than 3m²

iii. Details of privacy screening required in (i)-(iii) must be submitted with the development application and may consist of: - screening that has 25% openings (maximum), is permanently fixed and is constructed of durable materials, or - a 1.8m high visually impervious fence or wall between a ground level balcony, deck, patio, pergola, terrace, veranda or window where the floor level is not more than 1m above ground level (existing), or - landscape screening by using existing dense vegetation or new planting that can achieve a 75% screening effectiveness within three years (without affecting solar access or views). - fixed opaque glazing in any part of a window below 1.5m above floor level.

Energy Efficiency All owners are to utilise energy saving design features within their proposed dwelling designs

as required in BASIX certificates.

Photovoltaic Systems The utilisation of photovoltaic systems is heavily encouraged in the design of proposed

residences.

Garages & Carports

- The street frontage of each dwelling is not to be dominated by garages and carports,

rather be integrated with the design of the dwelling. As previously mentioned, door

colour/finishes are to compliment the overall design.

- Two off street car parking spaces are to be provided per dwelling

- Garages are to comply with overall width as specified with Ballina Shire Council.

- Garages should be set back 1-0m from the building façade to reduce impact of

garage door on the street elevation.

- Carports to be screened on three sides.

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- Garages are to be setback in accordance with Ballina Shire Council’s planning

controls. Zero lot line garages are not supported.

- Designated areas for caravans, boats, trailers and children’s equipment must be

indicated on plans for an overall masterplan of each given site, and must not

dominate the street façade.

Driveways & crossovers - One driveway permitted per lot, which must be constructed and completed prior to

occupation of the home.

- Owner must include a minimum one metre landscape strip between the driveway and

boundary.

- Driveways must avoid underground storm-water infrastructure

- The overall materials palette of the entire site/dwelling must include the driveway

finish, and the driveway must compliment the overall design

- Permitted driveway finishes include: clay or brick pavers, exposed aggregate

concrete or coloured concrete.

Concrete finishes not permitted are plain concrete, stamped patterned concrete,

crushed/decomposed stone and car track driveways.

- Any recreational vehicles/boats/caravans/trailers are to be located within garages or

carports, or screened from view (this may be done so through planting etc). These

should be located off the street and within the boundary of the private property.

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Rainwater Devices – Tanks

- Consideration should be given during design to the installation of rainwater tanks.

Tanks are encouraged in all households to include them for future water saving.

Rainwater tanks will need to be concealed from street view.

NBN Connection - NBN Connection is accessible and should be connected to each lot.

Dual Occupancy - Front entrances for dual occupancy residences should be taken into consideration in

the design process. Side entries or entries from secondary street frontage will be

accepted and better suited to corner blocks. Two visible front entries from the primary

frontage is not supported.

- Refer to Ballina Shire Council’s Development Control Plan for relevant parking rates.

- Properties of Dual Occupancy must abide by Ballina Shire Council requirements in

regard to driveway regulations and owners are responsible for all relevant Council

approvals.

- Street Trees and footpaths are not to be affected by secondary driveways and

additional landscaping should be provided to screen any additional visitor parking.

Grey Water/Wastewater Recycling Systems

- Not permitted.

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4. Setbacks

Overview To create an open inviting Neighbourhood with a feeling of space, primary street front

fencing is restricted as it reduces the street appeal.

- Measure setback from the face of the wall to the boundary line. Balconies may be

permitted to project into the area however are subject to NCC/BCA requirements.

The setback from the primary street frontage to dwellings and garages is 6.0m.

- Ballina Shire Council has an Articulation Zone which is a relaxation into the setback

for buildings. This may include an entry verandah, deck or porch which protrudes

from the main building by up to 1.5m. This articulation zone may include up to 25% of

building elements.

- The front entrance of new dwellings must be easily identifiable from the street.

- Corner lots may be granted by a 2 metre reduction to the building setback to the

second street entrance. Approval must be obtained from Ballina Shire Council by the

landowner.

Balconies - Balconies may protrude into building setback lines if they are of a cantilevered type

construction, and provided there are no walls or columns erected below and above

the balcony. The maximum area is 1.8 metres and is not located more than 300mm

towards the 1.5m articulation zone area.

Secondary Street Frontage - Ensure buildings are set back progressively from the side and rear boundaries as

building height increases to ensure buildings do not unduly affect existing or future

development on adjoining properties by way of overshadowing, impinging on privacy,

or unreasonably obstructing views.

- Ensure that the occupants of a dwelling can enjoy the optimum use of winter sunlight.

- Enhance opportunities for solar access to both the development site and adjoining

properties.

- Achieve varied and interesting streetscapes, desired orientation of residential

developments regarding sun, shade, wind and neighbouring development, and

effective use of allotments to create usable private open space and courtyards.

- Ensure that buildings are compatible with the bulk, scale and character of the locality.

- Minimise adverse impacts on the existing or future amenity of adjoining properties

and the scenic or landscape quality of the locality.

- To provide flexibility for steeply sloping sites to best address streetscape, solar

orientation and location for outdoor amenity areas.

Variations/Relaxations Ballina Shire Council DCP permits the following variations to setbacks.

- Eaves and gutters up to a maximum of 700mm

- Climate control elements which are minor and do not affect compliance with design

objectives.

- Encroachments are permitted along the Northern and Eastern elevations of the wall

length subject to no adverse solar impacts on neighbouring properties.

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North and East facing Encroachments Landowners are encouraged to take advantage of encroachment towards the Primary street

frontage rather than boundaries to adjoining properties. The Ballina Shire Council DCP

permits a limited amount of encroachment along the North and East elevations.

- Encroachment is permitted if not more than 40% of wall length of building elevation.

- The encroachment does not exceed 6.5 metres in height and is a minimum 1.2

metres from the side or rear boundary.

Fencing and Letterboxes High solid walls reduce the street appeal for the development and limit the casual

surveillance of the street and are not encouraged.

Secondary Street Fencing & Reserve Fencing There are specific requirements for secondary street fencing and corner blocks.

- Fence type must not be natural timber paling fence. Fencing may be either, timber

with paint finish, rendered brick or block and must integrate into and be consistent

with the character of the dwelling and streetscape.

- Fencing is to be articulated as to create visual relief with landscape planting between

fence and road reserve areas.

Side and Rear Fencing - This is a requirement for all lots and are restricted to natural timber fencing only.

- Any side fence returns to the house must be setback at least 1 metre back from the

forward building line.

- Raked fences on sloping sights must consider potential wind effect on fences.

- No colorbond fencing permitted.

- No fencing is to extend beyond the forward building line without the written approval

of the ARC.

Gates All gates are to match the design of the fencing.

Letterboxes Letterboxes must have unhindered access for Australia Post. Integrated rendered brick or

stone letterboxes are encouraged.

Swimming Pools Swimming pools to be located to maximize solar access from the north.

Pool Equipment and Air Conditioning Units Consideration to be given to the location and acoustic treatment of service equipment to

minimise the visual and noise impacts for the surrounding property. No service equipment is

to be visible from the street.

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5. Landscape Guidelines

A well-designed garden can be beneficial to your lifestyle in many ways. Along with adding

value to your home, a well thought out garden can also provide shade, privacy and

encourage native wildlife. We recommend the use of native plants where possible. Native

plants often thrive in the garden, growing faster and requiring less water and maintenance.

Landscaping plans are to be submitted for approval by the ARC. Guidelines are as follows:

- Species with low water requirements.

- Potential water capture and re-use

- Native species

- Shade providing plants

- Lawn alternatives ie. Gravel, sand

- Mulch to reduce weeds and water retention

- Soil and drainage

- Privacy and screening

- Medium-Large non invasive trees in front and back yards to supply shade

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6. Environmental

Energy Efficiency Measures The inclusion of energy efficiency measures are strongly encouraged to reduce water and

power usage and waste production. The following measures should be considered;

- Energy efficient light fittings (such as LED or similar);

- Energy efficient appliances with a minimum 4 star rating;

- Consideration should be given to the following alternative energy options;

o 1.6Kw minimum Photovoltaic Solar Panels;

o Solar hot water heating;

o Solar pool heating;

o Enter a renewable energy contract with your supplier

o Other alternative energy sources such as wind or geothermal

Materials Selection Use of the following low emission products and materials should be considered;

- Low emission paints on all internal painted surfaces;

- Low emission floor coverings on all indoor covered floors;

- Select non allergenic materials for furnishings where feasible;

- Composite wood produce which is low emission formaldehyde or no composite wood

product used;

- Wood products stained with wood treatment that are natural, such as linseed oil or

beeswax polish;

- Reduced use of formaldehyde products

Waste Minimisation During construction, the following waste practices should be considered;

- the use of skip bins rather than cages;

- maintenance of waste records;

- use of contractors who transport waste to a licensed recycling centre;

- select materials and products which minimise and/or recycle packaging, and;

- design dwellings to maximise use of standard sizes of materials wherever possible.

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7. Design Endorsement

Checklist Approval Form

Required Documents A - Site Plan – minimum 1:200 detailing:

o Existing contours - at 500 millimetres vertical intervals o Excavation, fill & areas o Retaining walls - location, extent, height, materials, and colours o Drainage of the land o Trees to be removed or retained o Driveway location and finish o Fencing - extent, location and type o Swimming pools - proposed location; and o All setbacks dimensioned and in the location of the main dwelling on the land.

B - Floor Plans (min scale 1:100) detailing:

o Internal layouts; o Floor area calculations o Proposed floor levels. o Room names o Internal and external dimensions o Location of meter boxes o Width and type of garage door o Elevations of all sides of the home o Existing and proposed levels o Location and extent of proposed materials and colours o Location of any elements placed outside the walls or above the roof such as AC

condensers, solar panels, aerials and satellite dishes o Roof pitch, eave widths, materials and heights

C - Elevations (min scale 1:100) detailing

o Show finished ground levels (FGL); o Materials for external walls and roofing; and include footing details. o Roof Pitch AND size of eave overhang. o Walls (external) o Roof o Windows o Fencing o Driveway o Gutters and fascia o Feature elements

D - All ancillary structures;

o Including fences, retaining walls, gazebos, sheds, etc. located on site plan. E - Colour and Material selections for:

o External finishes - face brick and render paint (for bagged/rendered walls) o Roof and gutter o Garage doors o Front doors o Cladding Secondary o Driveway

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