DELPHIS RELEASE DESIGN & BUILDING GUIDELINES · Delphis Design & Building Guidelines 4...

DELPHIS RELEASEDESIGN & BUILDING

GUIDELINES

CONTENTS

VISION 1

FORM 1Architectural Character & Integrity 1Elevations 1Openings 2Roofscape 2Palette 3

CONFIGURATION 4Balconies, Terraces & Outdoor Living 4Levels 4

EXTERNAL WORKS 5Retaining Walls 5Building Services 5Ancillary Services 5Fences & Letterboxes 6Driveways & Vehicles 6Landscape 7Signage 7

CANAL 8Canal Walls 8Jetties & Other Structures within the Canal 8Boats & Moorings 8Pollution 8

Photography: courtesy of Julie Harrold & Robert Harrold.

FORM

Architectural Character & Integrity

The dwelling design, quality and styling will help define and contribute to the overall feel of The Islands at Mariners Cove, a unique canal-side experience. The use of water-side influences such as the traditional boathouse is encouraged – employing repetitive gable forms, simple building masses, a uniform palette, vertical forms and simple detailing.

The copying and direct application of imported or historical architectural colours and styles, such as Mediterranean, Tuscan and Federation, is inappropriate and not permitted. Design integrity and the quality of detailing are imperative, therefore excessive ornamentation, mouldings/contrast banding, finials, classical style columns/scrolls and stick-on elements will not be permitted.

Here, the use of a similar range of materials, colour palette and simple forms will create a cohesive streetscape and encourage individuality by way of detail and design – resulting in a unique design aesthetic for The Islands at Mariners Cove.

Objectives:

• To foster well considered building design that reflects and responds to the canal environment, both aesthetically and for longevity.

The development shall:

• Incorporate an architectural feature to the street elevation that is inspired by the canal-side location and is unique to the dwelling design for the particular lot. As an example, an architectural feature may be in the form of a portico, picture window, feature wall, balcony design or gable treatment.

Elevations

The design of the dwelling should respond in an appropriate or neighbourly manner to the street, canal and adjoining dwellings. This includes designing the dwelling elevation to include major openings to habitable rooms with their associated activities, with the more private spaces and functions located elsewhere. Long side elevations should be avoided.

Objectives:

• To create well considered dwelling elevations that respond to neighbouring context and provide interest;


• present a major opening from a habitable room to both the street, public open space and canal frontages;• ensure that corner lots present elevations of consistent level of design quality to both canal elevations and to the street;• present side elevations that match the quality of design and finish of the dwelling’s major public elevations;• finish any wall built up to the boundary, with a nil setback, to the same quality of finish as the primary elevations.

Delphis Design & Building Guidelines 1

Openings

The number, placement, proportion and detail of windows and openings are an important element within the elevation design and should be well considered. The use of shading devices such as eaves, awnings and external louvres can provide protection from the natural elements and provide definition and interest to the dwelling. In an exposed marine environment, the use of shading devices can make outdoor areas more useable throughout the day, providing wind and sun protection.

Objectives:

• To ensure well considered placement and design of windows and openings to the dwelling elevation;• To encourage surveillance, perceived and real, to the street.


• provide an entry door that is visible from the street. The front door or front door assembly shall be designed with a window light. This may include a door and side window assembly or double/pivot doors with glass;• provide pedestrian access by way of a path or similar structure from the front door of the dwelling to the driveway or to the kerb or footpath;• present opening portions to windows which are visible to the street, public open space or canal elevation as either hinged, hung or casement type; sliding windows and external roller shutter screens to any window are not permitted to address the street or canal;• west-facing openings to living and bedroom spaces shall be protected from direct summer sun;• use transparent, clear glass only to the canal and street elevation.

Roofscape

The roof design will create the dwelling outline as it is viewed from the street and canal frontage, it can often be viewed from other buildings and from afar as a skyline. For these reasons the design of the roof should be considered as part of the overall dwelling composition. As part of the canal aesthetic, the roof design should be simple, uncomplicated and with limited minor roofs. Duo-pitch gable forms are preferable as a response to the water-side location to provide a strong and repetitive form reminiscent of marine architecture. The design and sizing of columns and supporting walls should reflect an appropriate structural integrity.

Objectives:

• To integrate the roof design with the overall building composition;• To consider the roof design as viewed from afar as part of larger street and canal elevation.


• present a duo-pitch gable roof form with a roof pitch between 30 degrees and 42 degrees or a mono pitch roof with a roof pitch of between 5 degrees and 15 degrees for the main dwelling bulk. Minor roofs may use alternative forms such as low pitched skillion roofs, flat roofs and curved roof forms subject to design merit;• provide eaves, except where nil lot boundaries occur, with a minimum overhang of 450mm• consider gutter and downpipe placement are integrated with the dwelling design. It is preferable that no downpipe be visible to the street elevation except where a rainwater head and downpipe are used as an architectural element;• limit roof colours & materials to colorbond: surfmist, evening haze, shale grey, classic cream, paperbark. Alternatives may be considered subject to design merit.



Palette

Material and colour selection shall respond to the urban, water-side aesthetic. Simple forms and material selection that respond to the dwelling plan will assist in creating a meaningful dwelling design. This includes the use of light and neutral colours with accents, highlights and feature colours derived from the local natural palette. It is anticipated that a neutral palette with accents will assist in creating a cohesive streetscape where the individual dwelling designs employ a variety of forms and material selection. When selecting building materials, claddings and finishes, material longevity and maintenance should be considered within the coastal context. Material and colour variation can reduce the length and scale of dwelling side elevations.

Objectives:

• To create a coastal built form character specific to The Islands at Mariners Cove via a consistent palette;• To ensure long life and ease of maintenance for the development;• To use material and colour application to articulate the building facade..


• Utilise rendered masonry for the main dwelling and a secondary material for variation which corresponds to surface changes, internal layout and feature elements. The secondary wall material shall be no more than 20% of the street and canal elevations and does not include colour variation, glazing, roof gutters and downpipes;• select secondary materials from the following list – limestone, stone [no stone claddings], painted weatherboard, corrugated sheet metal cladding [custom or mini orb profile], timber cladding, paint finished fibre cement board. Alternatives may be considered, subject to design merit;• incorporate light and neutral colours for the majority material of the dwelling and from the colour palette provided. Dark and primary colours, in particular dark roofs are not permitted;• roof tiles are not permitted.


CONFIGURATION

Balconies, Terraces & Outdoor Living

Balconies, terraces and outdoor living areas provide private open space in and around the dwelling in an urban setting. Along the canal frontages, these spaces provide opportunity for casual surveillance and as useable spaces they are an active and interesting edge to the water contributing to the liveliness and safety of the neighbourhood. Deep overhanging roofs and recessed outdoor areas are encouraged for weather protection and sun shading purposes to outdoor living spaces. Outdoor spaces that can be fully enclosed with screens to exclude insects are encouraged.

Objectives:

• To provide all dwellings with functional, private outdoor space;• To ensure that covered outdoor spaces are integrated with the built form and

present well to the canal and/or street address;• To contribute to the safety and liveliness of the street and canal by designing

for casual overlooking and address.


• ensure the size, orientation and location of the principal outdoor space shallrelate to at least one living area within the dwelling [other than a bedroom] bybeing accessible and visible from the interior. One useable outdoor area ispreferable to many smaller areas unsuitable for outdoor activities;

Levels

Existing lot levels should be generally maintained to protect views from adjacent properties and reduce the need for retaining walls.

Objectives:

• To reduce the need for retaining walls;• To protect views from adjoining properties to the canal.


• Maintain the finished lot surface level once construction is complete;• minimise cut and fill, ensuring any retaining wall is constructed entirely within the lot and not cause disturbance to

adjoining properties;• have the ground floor level within 450mm of the post finished subdivision lot level;• adhere to the following levels:

- The lot is nominally finished between- Minimum habitable room floor level is- Minimum floor level of basements

AHD 2.2 – 2.8 metres AHD 2.7 metres AHD 1.14 metres

• not construct any basement with a ceiling level which is above the finished ground floor level of the home.


EXTERNAL WORKS

Retaining Walls

Due to the level difference between the canal wall and the finished lot level, retaining walls may be necessary in the design of the dwelling and/or landscape design. Retaining walls should be considered early in the design phase to ensure they are well integrated with the dwelling design. You are encouraged to contact the adjoining lot owner to co-ordinated the design and finished levels of side boundary retaining walls.

Objectives:

• To ensure well considered level change across the lot;• To ensure retaining walls are complementary and match the dwelling design;


• construct any retaining walls in limestone to match the canal walls or in a material that matches the dwelling;• construct any retaining walls within 2m of the canal wall with a height no greater than 1m and any other wall no greater than 1.5m above the finished lot level;• ensure that any terraced retaining walls have at least 1m separation to allow adequate space for planting.

Building Services

Mechanical equipment and services are often unattractive and should be located where it has the least impact on adjoining properties, the street and canal. These items are essential to everyday living, but may not contribute to an appealing environment if they are not considered during design and located appropriately. Mechanical equipment includes all air-conditioning units, hot water systems, satellite dishes and other communication equipment external to the dwelling. It should be noted that Cedar Woods has established a cable access television system for the estate which avoids the need for unsightly TV antennae and other communication devices. Air conditioning units selected should be energy efficient systems - a five star rated or inverter system.

Sustainable design initiatives such as solar panels, wind turbines and the like may be considered separately, based on design merit and subject to approval by Cedar Woods.

Objectives:

• To locate mechanical equipment, all pipes, wired services, clothes drying areas, hot water storage tanks and service areas to minimise visual and acoustic impact to adjoining properties, the canal and the street.


• locate mechanical equipment to minimise visibility from the street and canal;• locate external condenser units for reverse cycle or refrigerated air conditioning where they are screened from neighbouring properties and not visible from the street and canal. Evaporative air conditioning units are not permitted.• where solar panels are visible from the public domain, any storage tanks shall be screened from public view [a split system]. The solar panels shall integrate with the roof, be frameless and mounted flush with the roof. Mounting equipment shall be colour coordinated with the roof to minimise adverse visual impact. Storage tanks shall be located at ground level;• not permit freestanding aerials or communication towers;• locate meter boxes in the least obtrusive location from public view;

Ancillary Structures

Ancilliary structures such as sheds, bin enclosures, clothes hoists and clothes lines can be unsightly, obstruct views and need to be considered in the design and site planning to ensure they are housed appropriately. This is particularly important where the lot has dual frontages which are publicly visible.


Objectives:

• To ensure storage and service elements are housed appropriately on site;• To ensure the canal and street frontage are free of unsightly elements.


• Be designed to screen storage areas and sheds from view from the public realm;• Ensure pergolas, external covered areas and bin enclosures are designed to integrate with the dwelling utilising materials specified for the main dwelling walls;• Locate areas for clotheslines, clothes hoists and bin storage areas so they are not visible from the street or canal frontage. Bins shall remain within a bin storage area except on designated refuse collection days.

Fences & Letterboxes

Fences and walls define the boundary between one space and the next and can define a change in level. The fence design can affect the sense of safety, real and perceived, of the street and the resident. Guidelines for fencing will assist in creating a unified streetscape, contribute to the overall amenity of the neighbourhood and assist with defining property boundaries. The front fence and any canal fencing design should complement the main dwelling using materials and colours that are used within the dwelling. Details such as setbacks for planting and individual design responses are encouraged. The letterbox design should be incorporated into the fence design or, if freestanding, constructed in materials and colours to match and complement the dwelling. Australia Post’s requirements should be met.

Objective:

• To create a cohesive streetscape and a well defined public and private domain.

The development fencing shall:

• Comply with mandatory fencing requirements for the following boundary interfaces: - Dividing boundary fences [behind the front and rear setback]: a maximum of 1.8m high rendered masonry; - Primary Street and front setback area: a 1.2m high primary street fence with a primary material being rendered masonry and a secondary material to match the dwelling. The secondary material shall be visually permeable with at least 40% of the surface area being open. Face brick is not permitted. Some height variation is permitted with 1.2m being a maximum and the predominant fencing height. Any landscape hedge shall not be higher than 1.6m; - Waterlily Drive: Boundary walls addressing Waterlily Drive may have 1.8m high rendered masonry front fences where the wall is designed with variation in material, finish and height to create interest and limit the amount of solid mass walling; - Secondary Streets and Public Open Space: 1.8m high rendered masonry walling with 50% permeability via open or infil panels. Small portions of solid fencing is permitted to screen service areas; - Canal boundary and rear setback area: no boundary fence within 4m of the canal wall shall be greater than 1.2m above the existing site level. Where required, canal fencing shall be clear glass, frameless or with stainless steel supports. • be finished to both sides, where masonry fencing is utilised, and within one month of erection; • not permit barbed wire, broken glass or any other injurious materials on any boundary walls, fences or screens;• not permit tubular steel, anodised, painted wrought iron or tubular steel fences.

Driveways and Vehicles

Garages and driveways can be a dominant element within the streetscape if not properly designed and considered during the early design phase. Garages should be designed as an element within the dwelling elevation that does not dominate. As a large element within the dwelling elevation, any development over the garage which casts a shadow such as a balcony or overhanging element will reduce the garages dominance. Material and colour selection will assist with blending the garage into the main form of the house. Similarly, a consistent material selection for driveways and crossovers can create a unified streetscape.

Objectives:

• To provide adequate provision of secure, aesthetically pleasing on-site parking for residents and visitors;• To create a consistent streetscape and public realm.



• accommodate all vehicles, including cars, boats, trailers and caravans, within the property boundary and screened from view of the street and canal;• provide a garage door which completely screens the interior of the garage and complements the architectural detailing and colour of the home. Open garaging and carports are not permitted to address the street;• not permit triple garaging except for wider lots (above 17m), additional cars may be arranged in a tandem format. For wider lots, where it can be demonstrated that the garage element contributes less than 50% of the dwelling frontage, triple garaging may be permitted;• ensure that any footpaths constructed are maintained as the primary thoroughfare; the driveway finish shall terminate at the footpath;• driveways and crossovers shall be finished with in situ, exposed aggregate concrete to complement the dwelling.

Landscape

The design of the external spaces around the home affects the way in which the dwelling presents to the street and canal, and the way you live in and around the home. Careful consideration should be given to the design of open space and the outdoor living areas – whether a mostly paved courtyard, timber deck or larger garden with some lawn area. The landscape design should minimise water use and include appropriate structures or planting that assist with providing shade in summer and solar access in winter. Appropriate plant selection suited to marine environments and soil conditions are encouraged.

The canal-side garden is a special waterside setting enjoyed by all residents and visitors and should be designed as carefully as your street-side garden.

Objectives:

• To create pleasant and interesting street-side and canal-side water-wise gardens that enhances the streetscape and waterside experience.


• reticulate verges, plant with lawn and continue to maintain the verge area, including street trees;• not permit hard scaping to the verge except for the crossover and path;• establish any garden, visible from the street or canal, within three months of dwelling occupation;• plant one feature tree to the canal side of the home for shade and visual relief; • landscape the canal setback area ensuring that no area is left without paving, landscaping or lawn;• utilise only slow release granular fertilisers specially formulated to reduce nutrient run-off and nutrient infiltration into the water table. Applications of fertiliser should be minimised by applying small quantities at regular intervals in lieu of heavy applications at infrequent intervals;• select lighting and locate to minimise disturbance and glare to adjoining properties.

Signage

The amount of signage and signage content is limited in the interest of maintaining neighbourhood amenity.

Objectives:

• To ensure a cohesive and attractive streetscape and canal frontage.


• ensure no signage is permitted on your lot or adjacent street reserve other than: - Signs provided by Cedar Woods; - Builders signs during construction; and - Real estate ‘for sale’ signs once the dwelling is constructed.


CANAL

Canal Walls

The appearance and structural integrity of the canal wall is vital to the high quality environment that all residents enjoy. Repair and maintenance of the canal wall within your property is the responsibility of the property owner. No structures can be added to the canal wall or be constructed in close proximity to the canal wall that may affect structural integrity. Where structures are permitted, certification from a structural engineer is required prior to construction.

Objectives:

• To maintain a high quality, well maintained canal wall for the benefit of the community.


• not erect or construct major structures within 6m of the water face of any canal wall without structural certification and the necessary approvals. Major structures includes: swimming pools, boat davits, steps, retaining walls, [pergolas, gazebos and the like;• remove any graffiti, paint or unnatural markings from the canal wall within one month of written notice from Cedar Woods or the City of Mandurah. If the property owner fails to take the required action within the prescribed time the company may undertake the required action at the cost of the lot owner.

Jetties and other Structures within the Canal

Jetty envelopes have been designated in the canal to control the location of boats, jetties and other structures to ensure the visual amenity of the canal. Jetties should be constructed only in accordance with the plans and specifications approved by the Department of Transport and the City of Mandurah. Boat lifts, davits and other structures are discouraged as they potentially detract from the views of the canal from adjoining properties. They may also be discouraged or prohibited by council policy and inquiries in this regard should be directed to the City of Mandurah.

Boats and Moorings

Boats are an important part of the attraction of living on a canal. Some limits exist as to the size and nature of boats and moorings. Mooring envelopes have been designated within the canal to control the location of boats to ensure the visual amenity of the canal.

Objective:

• To ensure boats fit within the mooring envelope.


• ensure no boat shall be moored in a manner that causes any part of the boat to extend outside the approved mooring envelope.

Pollution

Water-based environments, such as the canals, the nearby wetlands and the Peel Inlet are fragile ecological systems. Therefore, preservation of water quality is an important consideration in maintaining the quality of life at Mariners Cove. Property owners are responsible for ensuring that no materials deleterious to the water quality enter the canal. The shape and function of the canal edge paving and porous drain provided to the canal frontage of each lot is designed to stop fertilisers entering the canal waters. It shall be maintained by the property owner and not changed in any way.


• maintain and retain as existing the canal edge paving and porous drain provided to the canal frontage;• ensure no boats or other structures are painted or maintained in the canal waters unless measures are taken to prevent paint or other materials entering the canal waters or floating on the water. These measures include the use of drop sheets and floating barriers and measures to prevent spillage of paint or other materials;• ensure toilet water, sewerage, bilge or other pollutant wastes are not discharged into the canal waters. Boat wastes shall be disposed of at boat water disposal units provided by the relevant authorities or otherwise where specified and permitted by the authorities. The discharge of waste into the canal is not permitted as it can attract seagulls and cause significant nuisance to neighbours.

Sales Centre: 21 Tradewinds Retreat, Mariners Cove, Dudley Park

Visit website for opening times or call 9586 1818.

www.marinerscove.com.au

DELPHIS RELEASE DESIGN & BUILDING GUIDELINES · Delphis Design & Building Guidelines 4...

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