DESIGN GUIDELINES - Breezes Muirhead€¦ · STEP 2 Obtain an independent energy rating certificate...

DESIGN GUIDELINES

1 DESIGN GUIDELINES2016

C O N T E N T S

WELCOME TO 3-7 BREEZES MUIRHEAD • Introduction• How to Use These Guidelines • House Design Approval Process• Design Principles at Breezes Muirhead

PL ANNING YOUR 8-9 LIFEST YLE • Planning Your Lifestyle

On Your Lot• Making Best Use

Of Your Breezeway

WHAT DOES 6 STAR MEAN? 10• 6 Star Rating

CROSS-FLOW VENTIL ATION 11

YOUR HOUSE AS PART 12-15 OF A GREAT STREET • Roofs• Windows• Materials• Articulation• Front Setbacks• Front Verandah• Garages/Carports• Corner Homes• Swimming Pools• Solar Hot Water• Air Conditioning• Outdoor Structures• Antennas• Telecommunications• Solar Electric Power Systems

EXAMPLES OF GREAT 16-19 FRONT FACADES• The Gable House• The Hip House• The Skillion House• The Elevated House

L ANDSCAPING 20-27• Greenways & Breezeways• Environmental Sustainability• Driveways & Paths• Drainage• Planting• Fencing & Letterboxes

RESPONSIBLE 29-30 CONSTRUCTION AT BREEZES MUIRHEAD

APPENDIX: 31-33 EXAMPLES OF HOMES

BREEZES MUIRHEAD 34-38 DESIGN CHECKLIST & APPLICATION

ANNEXURE A 39-40


Welcome to Breezes Muirhead, Darwin’s breath of fresh air in the northern suburbs.

This new residential development is uniquely designed to offer the best in tropical living. Breezes Muirhead blends environmental sustainability with a welcoming neighbourhood, open green space to relax and play, and the convenience of easy access to some of Darwin’s favourite recreation, shopping, entertainment and leisure facilities.

INTRODUCTION A key vision for Breezes Muirhead is achieving a comfortable tropical home and lifestyle that has environmental sustainability in mind.

We (DHA and Oliver Hume) welcome you to your new neighbourhood.

W E L C O M E T O B R E E Z E S M U I R H E A D


The Breezes Muirhead Design Guidelines have been developed to:

• Help you choose a house that fits your land and your lifestyle and the principles of the Breezes Muirhead development;

• Help you choose a house that is comfortable and appropriate for the Top End climate and more cost effective to run;

• Look after your investment by ensuring all homes are of a similar high quality;

• Enhance the value of your house and community in the short and long term; and

• Assist with the approval process with your designer or builder.

The “REQUIREMENTS” and “RECOMMENDATIONS” are clearly shown throughout this guideline to assist you in identifying what you must do (REQUIREMENT ) and what you can do (RECOMMENDATION ) for good design outcomes.

At the back of this document you will find a detailed Design Checklist to provide to your

HOW TO USE THESE DESIGN GUIDELINES

builder for easy reference. These guidelines are in place to create a consistent high quality of homes at Breezes Muirhead. Your investment and compliance with the principles of this document may add to the value of your home and our community.

This document should be read in conjunction with the NT Planning Scheme and the Site Setback Plan for your lot.

Compliance with the NT Planning Scheme is the Owner’s responsibility in conjunction with a private building certifier.

For more information, please contact the Breezes Muirhead Design Review Panel (DRP):

For lot Numbers 10566 to 11792 inclusive:Phone: 1300 354 049Email: [email protected]

For Lot Numbers 11811 and beyond:Phone: (08) 8941 8262Email: [email protected]



Congratulations on selecting a block of land at Breezes Muirhead.

Once you have settled the contract on the land, construction must commence within 18 months.

STEP 1 Prepare plans. Choose your home with a contract builder or engage an architect to design your home.

STEP 2 Obtain an independent energy rating certificate for your design.

STEP 3

Owner to submit application, plans, energy rating certificate, landscape plan, checklist and any other documents required under your Contract of Sale to the Breezes Muirhead Design Review Panel (DRP) for approval. Please note you must have all required documents to the DRP within nine (9) months from the date you become owner of your property. You should allow approximately ten (10) days for a response.

STEP 4 After obtaining approval from the Design Review Panel, lodge your planning application to a Private Certifier for approval.

STEP 5

Start construction and finish your home and landscaping within 12 months of the construction start date. Obtain Permit to Occupy and provide copy to the DRP. Request your final inspection and written approval. Please note; As per Clause 5.3 (d) of the Muirhead Covenant : “The Covenantor (Owner) must not reside or permit any person to reside in a Building on the Property without first allowing the DRP to inspect the Property and the DRP confirming compliance with the DRP’s approval.

STEP 6

Obtain letter from DRP confirming compliance of home and landscaping with DRP’s approval. Letter will confirm approval to release performance bond (refer to the contract for the sale of the land). Provide this letter to DHA’s solicitor. If satisfied with the letter the solicitor will arrange for the performance bond to be released.

If you are new to building in the Top End, it is important to note that outdoor building construction works are limited during the wet season. When planning your build, consider how long it will take to obtain your approvals so you are ready to build at the right time.

Welcome to your new neighbourhood!

HOUSE DESIGN APPROVAL PROCESS



A. The breezeway. B. Operable louvres in the building. C. Cross-f low ventilation.

A. The greenway – canopy and connectivity.

The unique masterplan at Breezes Muirhead was established to achieve a modern, tropical development appropriate for the Darwin climate and lifestyle, with housing that is more comfortable and cost-effective to run. By applying the design principles below to the design and construction of your home, you protect the unique feel of your new neighbourhood and the comfort and value of your home both now and in the future.

DESIGN PRINCIPLES AT BREEZES MUIRHEAD

BREEZES muIRHEAD vision statement 12/13

DESIgN guIDELINES – BuILt FORmThe architectural design principles for the development, as set out in the master plan, will be integrated into the design guidelines.

The design guidelines will include minimum energy and water standards for home designs and build on the four principles outlined in the master plan being:

• Home design principles;

• Architectural character requirements;

• Home classification plan; and

• Building envelope plans.

SuStAINABLE LIFEStyLE DISpLAy VILLAgEThe aim is to deliver an inspirational display village to demonstrate a sustainable ‘Top End’ lifestyle in built form, featuring extensive green and energy saving initiatives for fit-outs and lifestyle.

Builder education and information sessions will be held each year to engage and encourage innovation in the industry. Energy efficient designs, products and services will be showcased.

tROpICAL HOmE BuyERS guIDEThe Tropical Home Buyers Guide is a unique public education document and will be designed to better inform lot purchasers on how they can improve the environmental performance of their new home, and in doing so champion the master plan through their own house designs. This document will have wider public benefit to communicate climate appropriate development in the Top End.

5 green sTreeTs – cANoPy AND coNNEcTiviTy

wALKABLE neighbourhoods and the establishment of shaded streetscapes is an essential planning feature of the project.

Streetscape design must respond to Darwin’s tropical climate; vegetation which requires extreme watering is not sustainable.

The east-west street orientation allows the Breezes Muirhead development to actively engage with Lee Point Road, the existing bicycle and pedestrian network.

4 a decenT haT – PRoTEcTioN fRoM THE SuN AND RAiN

APPRoPRiATE tropical design includes a number of elements working together to cool the building:

A. Having enough space to plant trees around the building (A & C).

B. Designing the roof to vent and protect walls from solar radiation (B).

C. Utilising vertical screening to shade windows, doors and walls.

EAST

NoRTH

a

gREENwAy/BREEzEwAy

wEST

EAST

gREENwAy/BREEzEwAyNoRTH

NoRTH EAST

wEST

aB

c

wEST

LifT To vENTPuLL DowN To PRoTEcT

Bc

a

EAST

gREENwAy/ BREEzEwAy

NoRTH

wEST

3 The Breezeway – LoT oRiENTATioN AND cooLiNg BREEzES

caPturinG the prevailing dry and wet season breezes. Lots are designed to filter breezes through:

A. The greenway and covered outdoor living areas.

B. Operable louvres in the building.

C. Permeable doors and vents to the garage.

DeliVerinG the Vision Breezes muirheAd sustAinABility initiAtives

1/ a decent hat to protect walls from solar radiation2/ Operable louvres for capturing breezes3/ Vertical screening to shade windows and walls4/ Open garages or screens with vents5/ shady trees provide extra protection from the heat

1

2 43 5

Architecture + design

Design and architecture




















EAST

NoRTH

a

gREENwAy/BREEzEwAy

wEST

EAST


NoRTH EAST

wEST

aB

c

wEST


Bc

a

EAST

gREENwAy/ BREEzEwAy

NoRTH

wEST








1

2 43 5



THE BREEZEWAY

At Breezes Muirhead, lot designs are oriented to capture the prevailing dry and wet season breezes with the unique breezeway side or rear yard. Cross ventilation is the most energy efficient and cost effective way to cool your home. Using breezeways to channel cooling breezes into your home and orientating your living areas to best capture these means your home will be cooler and require less air conditioning, as the breezeway promotes air movement to cool the building and your family.

THE GREENWAY AND GREEN STREETS

The extensive open space network at Breezes Muirhead connects with green routes to Casuarina Coastal Reserve, Buffalo Creek and Lee Point. You can create a connection with this wider green network by planting shade trees and vegetation in your garden and around your home. This will provide a link with street landscaping, allowing front yards to blend with shady footpath areas, creating walkable neighbourhoods with relief from the heat.






















EAST

NoRTH

a

gREENwAy/BREEzEwAy

wEST

EAST


NoRTH EAST

wEST

aB

c

wEST


Bc

a

EAST

gREENwAy/ BREEzEwAy

NoRTH

wEST








1

2 43 5



B

B

B

a c



A range of sustainability initiatives are proposed over the life of the development to deliver the vision and master plan:

1 A successful community and lifestyle experience;

2 An enhanced local environment;

3 A place that people want to live;

4 A successful investment and value for all stakeholders.

1 space – LOT wIdTh and BuILdIng seTBack

EquiTABLE street frontage and the creation of space between buildings:

• Lot widths of 18-20m no matter what the lot size (A).

• A minimum of 6m between buildings (double the permissible width) (B).

• 29m between the front elevations of buildings (C).

2 The greenway – A uSEABLE SiDE yARD AND covERED ouTDooR LiviNg AREA

offSETTiNg the building on the lot allows for the creation of a 4.5m wide ‘greenway’; a deep soil, soft planting zone (A). The size of this ‘greenway’ is further enhanced by the introduction of northeast facing covered outdoor living areas (B).

Creating living spaces that are visible to the street yet secure is a central principle at Breezes Muirhead.

B

a

EAST

gREENwAy/ BREEzEwAy

NoRTH

wEST

ENVIRONmENtALLy SuStAINABLE DESIgN pRINCIpLESBreezes Muirhead will provide climatically and locally appropriate architecture and living spaces through five key environmentally sustainable design principles:


yellow River Billabong in the wetland of Kakadu National Park, south of Darwin


BREEZES muIRHEAD vision statement

A. Planting to shade the house. B. ‘Decent Hat’ – deep eaves. C. Protection from the rain and sun.

A. Lot widths mostly 18-20m no matter what the lot size.

B. A minimum of 6m between houses.C. Generous separation from houses

across the street.

To ensure these principles are achieved throughout the development, we have established a number of requirements through the Breezes Muirhead – Architectural & Landscape Guidelines (ALG). We have also recommended actions you can take when constructing your new home and liaising with your builder. These will enhance your home and lifestyle, making it as comfortable and cost-effective for you as possible.

A DECENT HAT

Protection from the rain and sun is essential to creating a comfortable house in the Top End. All buildings at Breezes Muirhead will have larger roof eaves to ensure building walls are better shaded from the sun and rain is channelled away from the building in the wet. Light coloured roofing ref lects the heat from your home. Covered shady outdoor living areas open up your living space and connect your home to your garden and the street.

SPACE AND EQUALIT Y

At Breezes Muirhead, buildings have a minimum of 6 metres space between them to allow for enhanced air circulation, more cooling breezes and increased privacy. The street frontage of lots are standardised and most range from 18m to 20m in width, regardless of the size (i.e. land area) of your block. The unique building envelope of your lot helps to provide privacy and a sense of space for you and your neighbours.



REQUIREMENT • The Site Setback Plan for your lot is

provided by Breezes Muirhead and already includes the breezeway as the side or rear yard of your home. (Your Site Setback Plan will be in your contract of sale).

P L A N N I N G Y O U R L I F E S T Y L E

Planning your home correctly is the first step in creating the perfect Top End lifestyle.

At Breezes Muirhead we have already begun the process for you – through orientation, setbacks and the breezeway.

Lots have been orientated to allow for good airf low and ventilation in and around your home. Homes have large setbacks to create better streets, privacy between homes and most importantly to create what we have called the ‘breezeway’. All you need to do now is make best use of it when planning your home.

PL ANNING YOUR LIFEST YLE ON YOUR LOT

Street

Street

N

MASTER PL AN

LOT PL AN

Services Court

Building Envelope Plan

Living Area

HOUSE

Living Area

Building Envelope

- Shed- Clothesline- A/C- Garbage bins

- Play Area

BR

EE

ZE

WA

Y

B

RE

EZ

EW

AY

BR

EE

ZE

WA

Y

4.5m4.5mBREEZEWAYBREEZEWAY

4.5mBREEZEWAY

Street

3

1

2

3

Private Yard

3

Street

Building Envelope

Services Court

Living Area

HOUSE

Living Area 2

- Clothesline- Garbage bins- A/C

Shed

Sheds to be assessed on application basis. Sheds to comply with NT Planning regulations. Location shall be in accordance with these design guidelines.

Internal driveways and paths are to be constructed in permeable compacted material capable of withstanding high rainfall.

Front fencing permitted as per type 1 and 2 (refer Fencing)

1

Private Yard

- Play Area

RURAL LOT PL AN

1.5m (min)

1.5m (min)

BR

EE

ZE

WA

Y

B

RE

EZ

EW

AY

BR

EE

ZE

WA

Y


P L A N N I N G Y O U R L I F E S T Y L E

When planning your home and surrounds, aim to maintain a sense of open space and allow cooling breezes into your home. Use your breezeway as open space, using landscaping and plants to provide a shady tropical feel around your home and create privacy. Part of your breezeway can also be used as an outdoor living area or covered open space that is shaded and dry. By planning your home and garden together, you can create more comfortable shaded spaces to use at your home. When siting your home consider the following 4 principles:

MAKING BEST USE OF YOUR BREEZEWAY

1 OPEN SPACE

RECOMMENDATION• Your open space calculation can be made

up of areas of uncovered and covered open space.

• The best location for this is within your breezeway to maximize cooling all year round.

REQUIREMENT Open space compliant with the NT Planning Scheme:• 50m2 of open space; • Single dwelling provision part 4- pages 35

and 36 (min dimension 6m x 6m). (Note: this does not include driveways and parking).

2 PRACTICAL CONSIDERATIONS

RECOMMENDATION• Prioritise your living areas and landscaping to

make the most of your cool breezeway;• Services and storage should be

located away from your breezeway and living areas;

• Plan for areas to hang your washing, place your air conditioner, store your tools and keep your garbage bins, or even your boat.

REQUIREMENT • Enclosed structures such as garden sheds are

not permitted in the breezeway, but can be located elsewhere, in accordance with the NT Planning Scheme.

3 OUTDOOR LIVING RECOMMENDATION• Covered open space is essential in order to

create a comfortable shaded and dry area for outdoor living.

REQUIREMENT Outdoor living areas are allowed in the breezeway but have these requirements: • Maximum roofed area allowed within

the breezeway is 16m2;• Make your living space more flexible so your

covered outdoor space is directly accessible from your living areas;

• No walls or built structures that are solid are permitted within the breezeway, including sheds;

• No structures are to be within 1.5m of the property boundary;

• Minimum ceiling height of 2.7m is required. At least one ceiling fan must be installed in this area.

4 OUTDOOR STRUCTURES

REQUIREMENT • Outdoor structures such as free standing

clotheslines and sheds are not permitted to be visible from the street nor located within 1.5m of the property boundary.

• All proposed structures are to be clearly indicated on your site plan and approved by the Design Review Panel and comply with these guidelines and the NT Planning Scheme;

• For Residential Lots; shed must not exceed 10m2 and 3m in height.

• Shed must complement colour of house (plain concrete block is unacceptable)

• Sheds and other structures that are enclosed and have walls are not permitted within the breezeway.

• Rural Lot structures must be constructed within building envelope and located to the rear of the lot.

• Rural Lot sheds will be assessed upon application to the MDRP.


W H A T D O E S 6 S T A R M E A N ?

Living in a tropical climate means your lifestyle within a home needs to adapt to the different seasons. A well-planned home should, even during the wet season, mean your air conditioner gets very little use.

All homes at Breezes Muirhead require a 6 star rating through an accredited tool such as AccuRate or BERS Pro.

Designing a home with the environment in mind will achieve considerable savings in energy consumption all year round. Here are some simple ways to get the most out of your home design:

6 STAR RATING

RECOMMENDATION • Use light coloured walls and pavers

to deflect the heat;• Insulate walls and ceiling spaces;• Plan for cross-flow ventilation;• Ventilate ceiling spaces to allow for the

hot air to escape;• Shelter windows and openings against

the rain and direct sunlight.

REQUIREMENT • A 6 star house energy rating certificate

as certified by a nationally accredited assessor must be provided with your home design submission;

• Roof colour must be selected from the palette below.

WALL & PAVER COLOURS

It is highly recommended for you to select a light colour palette for the main exterior walls and pavers on your home. Light colours aid in reflecting the light from your home and result is less heat absorption, helping to keep your home cool naturally.

See an example of recommended wall colours below:

ROOF COLOURS

All homes at Breezes are required to have light coloured roofing. By having a light coloured roof on your home, you will easily improve your star rating.

Roof colours must reflect a <0.50 (L-M) solar absorptance Building Code of Australia rating.

Examples of recommended colours below:

Use this palette for all main walls and add accents of colour to feature elements like screens, doors and bay windows.


C R O S S - F L O W V E N T I L A T I O N

To create a liveable home which offers a cool environment, homes at Breezes Muirhead are required to demonstrate how cross-flow ventilation will be achieved.

ONE ROOM DEEPRECOMMENDATION• Locate window openings to take

advantage of the predominant breeze;• Where windows cannot be orientated to

the prevailing breeze, consider the use of directional screens or blade walls to direct breezes into your home;

• Increase natural cross ventilation with the use of ceiling fans;

• Where possible one bedroom should achieve cross-flow ventilation as above.

REQUIREMENT

In your home cross-flow must be achieved to the main living area and be cross ventilated with in-line windows, or demonstrated equivalent, on either side of the room. The cross-flow must also be implemented parallel to the breezeway.

There are to be no walls or major obstructions to airflow and rooms are to be

cross-flow ventilation: parallel windows no more than 7m apart

a maximum of 7m. Design will be based on merits depending on size and use of room.

When initially planning your home, consider the use of elevated construction, this type of home is ideally suited to the tropics.

BEDROOM (recommended)

7m

POP OUTPOP IN

Minimum 1.2m wide x 1.8m high louvre or 1.8m wide x 1.5m high sliding window to be used where applicant uses option shown to achieve cross flow.

Breezeway (Prevailing Breeze)

7m

MAIN LIVING ROOM (requirement)

Attempted crossflow not acceptable

Minimum distance between wall and window to achieve adequate cross-flow is 1.8m

Crossflow must be achieved to the main living area of the home design. Design will be assessed on merits depending on orientation, size and use of the room.


Y O U R H O U S E A S P A R T O F A G R E A T S T R E E T

The way your home looks from the street is very important, this investment will ensure your home’s quality of appearance over time and protect your investment. There are several key elements to be considered when designing your home. See the checklist on page 32-35 for the detailed requirements.

STRUCTURAL FEATURES

ROOFS Design your roof to create a ‘decent hat’ offering your home protection from the sun and rain.

RECOMMENDATION • Create a ‘decent hat;’• Protect your home from sun and rain;• Exposed rafters without lining creates

a tropical look;• Ventilate roof space to allow for the

hot air to escape;• Covering your rafters with lining helps reduce

maintenance and keep hot air out;• Incorporate skylights in appropriate areas

such as bathrooms and kitchens.

REQUIREMENT • 900mm minimum deep eaves; and• Appropriate vapour barriers must be installed

in the roof to minimise condensation risk.

WINDOWS The windows to the front of your home are important in order to address the street and provide excellent access to cooling breezes.

RECOMMENDATION • Maximise windows to front of your home;• Create a positive outlook from the street;• Allow for passive surveillance of the street, it

will create a better community; • Minimise the size of western facing windows.

REQUIREMENT • 50% of windows on the front facade

are to be louvres.

MATERIALS Home owners are encouraged to use varied materials and colours to create individual character and also create an overall identity to our neighbourhood.

RECOMMENDATION • The front of your home should have

a variation of materials both lightweight and masonry, textures and colours;

• Front facade materials are to return 2m behind front building line;

• Conside using lightweight construction materials in your home so it can cool down quickly in the evenings.

REQUIREMENT • Use a Minimum of 2 materials to the front

facade area; and• No more than 60% of the front facade area

to be rendered blockwork.

The front facade area of your home is the area of wall facing the street not including your windows, garage door and front door.

Although this section only deals with the front facade of your home, do not forget to add interest to the rear and sides of your home.

Windows & DoorsFront Facade Area



ARTICULATION

Make your home look interesting with building articulation, such as stepping wall lines, using different materials and adding features like pergolas and verandahs to the front of your home.

REQUIREMENT • Articulation zone is set back 4.5m from

front property boundary (refer to above diagram);

• No straight section of any upper storey external wall may exceed 10m in length – any wall length beyond this must be stepped.

• Any wall length on your home exceeding 10m should have a minimum articulation step of 600mm, unless it is not prominently visible from the street or other public area.

Other architectural solutions to breaking the wall length will be assessed on their merit.

FRONT SETBACKS

Setbacks help create a welcoming home. By stepping back different portions of the front facade, your home should have a positive relationship to the street.

REQUIREMENT • The front building line of your home must be

set back from the street property boundary, in accordance with your Site Setback Plan;

• Garage setback is 1m behind the front building line (refer to diagram above).

FRONT VERANDAH

Your home should create a prominent street address with an outdoor shady feel. It is highly recommended that your home should incorporate a deep, shady front verandah as a living space, which is designed to encourage activation and overlooking of the streets and public spaces.

RECOMMENDATION • Incorporate a verandah that is forward

of the front building line to at least 30% of the front facade;

• To make it usable and an enjoyable space make it at least 1.5m deep;

• There are a number of ways of doing this, see the examples of homes on the following pages.

4.5m

HOUSE

BREEZEWAY

FRONT YARD

S T R E E T

FRONT SETBACK

1m

4.5m

ARTICULATION ZONE

PROPERTY BOUNDARY

FRONT BUILDING LINE

GARAGE LINEGARAGE

50% max or 5.5m wide lots <16m(requirement)

VERANDAH GARAGE

VERANDAH 1.5m

30% (recommended)


GARAGES/CARPORTS

Your garage makes up the majority of the street address to your home. Try to design it so it does not dominate the front of your home.

GARAGE REQUIREMENT • For lots 18m wide and above, the garage door

width must be a maximum of 50% of the frontage width of your home measured at the building line;

• For lots less than 18m wide the maximum garage door width is 5.5m.

CARPORT REQUIREMENT

If you are providing a carport it must have:• 5m2 of lock up storage;• The carport roof under the main roof

of the house; and• Carports are not permitted within

the breezeway.

CORNER HOMES

Corner homes are some of the most important when creating a great street and neighbourhood. Dwellings sited on corner lots should present an attractive elevation on all frontages by providing articulation elements in wall planes to all streets with suitable materials and windows.

REQUIREMENT

• On front and secondary frontage:• Use a minimum of 2 materials to the front

facade area; • No more than 60% of the front facade area to

be rendered blockwork;• Front facade materials are to return

2m behind front building line on the inter allotment boundary side and 6m on the secondary street side; and

• 50% of windows on the front and secondary facade are to be louvres.

• Windows on the lower level not shaded by 900mm deep eaves are to have a 900mm solid protrusion above the window providing adequate shading.

SWIMMING POOLS

REQUIREMENT If you are proposing to construct or install a swimming pool/spa, you must:• Clearly indicate the proposed location

on your site plan;• Seek and receive approval from the Design

Review Panel and comply with the NT Planning Scheme;

• Apply for and receive the required approvals from the Swimming Pool Safety Authority (or its equivalent) pursuant to NT legislation;

• Construct pool fencing consistent with the ‘fence 1’ design requirements on page 22 of these Guidelines; and

• Comply with all relevant legislation and applicable safety standards in relation to fencing and pool safety.

• Except for approved pool fencing, no superstructure above ground level will be permitted within the breezeway zone.

• Pool and spa equipment should not be visible from the street or located in the breezeway.


BREEZEWAY4.5m

6m

4.5m

2m

ARTICULATION ZONE

PROPERTY BOUNDARY

FRONT BUILDING LINE

GARAGE LINE

Extent of front facade area on corner blocks that require 2 wall materials and 50% louvres to both facades

S T R E E T

SE

CO

ND

AR

Y

ST

RE

ET

N



SERVICES Solar Hot Water

RECOMMENDATION • Your solar hot water roof panels should be

placed on your roof so they work best. • You can choose a ‘split system’ so the

tank is not visible from the street. • If you choose a system where the tank is

attached to the collector panel on the roof, consider options to position this so it works well but is also less visible from the street.

• Add a ‘one-shot booster switch’ or a ‘time delay switch’ to your system for better control and energy use.

REQUIREMENT • All homes at Breezes Muirhead are

required to install a solar hot water system.

Air Conditioning

Corner homes are some of the most important when creating a great street and neighbourhood.

RECOMMENDATION • Be considerate of where your compressor

is located;• Position your compressor so it is shaded

and cools your house better.

REQUIREMENT • Roof and window mounted air

conditioning compressor units are not permitted;

• Units are required to be mounted so that they are not visible from the street;

• Where screening is required, ensure the screens are permeable and do not block airf low to the condenser unit.

• The top of units can not exceed 1500mm off the ground.

Antennas

REQUIREMENT • TV antennae & satellite dishes are

permissible but should not be visible from the street;

• Antennae and satellite dishes must be clearly located on your submitted roof plan for approval.

TELECOMMUNICATIONS

Connection to the National Broadband Network is available to all homes at Breezes Muirhead.

RECOMMENDATION • You should provide your Builder/Cabler

with the ‘Key Information for Builders and Cablers’ at Annexure A.

Solar Electric Power Systems

RECOMMENDATION • Solar photovoltaic (PV) panels and

associated electrical systems are encouraged at Breezes Muirhead. In Darwin, PV panels work best when fixed to a north facing roof with a 12.5 degree pitch from horizontal, though any north facing roof is suitable.

Requirements for A/C screened

Not acceptable

Not acceptable

Not acceptable


E X A M P L E S O F G R E A T F R O N T F A C A D E S

THE GABLE HOUSE

variation in materials combination of both

lightweight and masonry colour and texture

roof extended as shelter and shading to front verandah

simple details

welcoming home with deep, shaded front verandah

garage setback 1m (min) from front building line

sheltered, defined entry

front porch creates a relaxed home

stepped wall lines breaks up a f lat

front facade

simple roof forms, light coloured, pre-finished metal sheeting

deep eaves (min 900mm) with exposed structure creates tropical feel

50% louvre windows to front facade

deep and shady verandah/pergola elements

simple garage door in plain colour

main walls light colours, with accents of colours to feature elements

maximise windows to the front facade – keeping your eyes on the street


min 2x different materials, with no more than one material being 60% of facade

50% maxPERGOLA / VERANDAH GARAGE

30% recommended



THE HIP HOUSE

variation in materials combine lightweight

and masonry elements

timber/metal batten screens add detail, shade and privacy

maximise windows to front facade for passive

surveillance (50% louvres)



sheltered, well defined entry

stepped wall lines breaks up a f lat front facade

roof vents naturally ventilate the roof space

light colours to main walls

accents of colour to features

(bay window)

simple roof forms, light coloured, pre-finished metal sheeting

deep eaves min 900mm

50% louvre windows to

front facade



roof vents are encouraged for natural ventilation


no services visible from the street


30% recommended



THE SKILLION HOUSE

variation in materials creates texture and shadow

deep eaves with exposed structure recommended




timber/metal batten screens add detail, shade and privacy


simple roof forms, pre-finished metal sheeting

deep eaves (min 900mm) with exposed structure

50% louvre windows to front

facade



deep and shady front porch

prominent street address with a clear, defined entry



30% recommended

light colours to main walls, with accents of colours to feature elements



THE ELEVATED HOUSE

variation in materials creates texture and shadow

roof extended as pergola over verandah





simple roof forms, pre-finished metal sheeting

deep eaves (min 900mm)

prominent street address with a clear,

defined entry

50% louvre windows to front facade

deep and shady front verandah

min 2x different materials, with no

more than one material being 60% of facade

deep and shady verandah/pergola

elements

front facade material to wrap 2m (min) around side elevations

light colours to main walls


L A N D S C A P I N G

N

GREENWAYS & BREEZEWAYS

At Breezes Muirhead, we’ve designed an extensive open space network, landscaped with the seasonal Top End climate and native vegetation in mind. You can integrate your garden with street landscaping or ‘greenways’, allowing front yards to blend with shady footpath areas creating a more walkable neighbourhood with relief from the heat.

A good Landscape Plan for your lot will provide a shady tropical feel around your home and create privacy.

Design your breezeway garden as an extension of your home to keep your home cool and looking good in the tropical climate. You can also use trees to shade the walls of your house from the intense heat of the sun to make your home more comfortable and energy efficient.

Remember, the plants you choose will determine the amount of shade around your home, as well as what your garden will look like. So refer to the recommended planting species list to choose species that will provide shade and varieties of colour or shape for year-round interest.

The greenway (green) creates deep and shady neighbourhoods for a walkable community while the breezeway (blue) creates for comfortable open areas for outdoor living activities.

RECOMMENDATION • Consider using planting hierarchies

in regards to scale – use tall narrow trees to provide screening and optimise cross ventilation and use large tall trees to provide shade and deflect breezes downwards.

• The ‘welcome home’ front facade landscape should integrate with the house design to enhance the arrival and visual appearance, providing a positive

contribution to the quality and visual amenity of the street frontage.

• Public passive surveillance for safety and security is essential to all neighbourhoods and garden areas should accommodate suitable views from the house to the street frontage.

REQUIREMENT • Schedule 1 nominates allowable species

types at Breezes Muirhead;• All plants you use must be selected from

this list; • 75% of the species you use are required to

be endemic. 25% can be non endemic. A minimum of 6 different plant species must be planted;

• 2 shade trees of minimum 45L pot size are required to be planted in your front yard; and

• 5 shade trees of minimum 25L pot size in your secondary street frontage;

• Owner is to reinstate verge to satisfaction of developer.

• Please note a performance bond is in place to ensure compliance

ENVIRONMENTAL SUSTAINABILIT Y

RECOMMENDATION

There are a number of initiatives that can be incorporated into the design and planning of your garden:• Use local materials – this strategy

naturally embodies low energy usage;• Select durable materials and finishes to

ensure long life and low maintenance of landscape;

• Irrigation systems should be drip line systems in garden beds with the use of pop-up sprays kept to a minimum to reduce evaporation rate;

• Install a suitable composting bin to recycle domestic green waste.



RETAINING WALLS

When required; retaining walls are to be built in accordance with the manufacturers and engineers specifications. Those cutting and filling are responsible for retaining neighbouring properties. Neighbouring properties are responsible to drain storm.

DRIVEWAYS & PATHS

Driveways and front paths play a significant role in defining the character and appearance of the streetscape frontage.

Please note: Living in the tropics presents its challenges and in the event of continual heavy rain, the discharge system may not be able to cope.

RECOMMENDATION • Driveways and paths should be made from

simple finishes, mid to light tones and neutral colours are recommended.

REQUIREMENT • Your driveway must be exactly 3.5 metres

wide from the kerb to the property boundary; and

• Once inside your boundary, driveways must widen to the width of the garage, carport or parking area.

• Rural Lots are to have all internal driveways and turning areas constructed from permeable compacted material capable of withstanding high rainfall events.

DRAINAGE

REQUIREMENT

All storm water overland flows should be treated responsibly with landscaping techniques which allow water to drain to the street or contained onsite using in-lot drainage connected to the storm water system. The landscape plans must demonstrate how storm water is being handled.

Key points to consider include:• Falls away from buildings;• Concentration on properties or run-off

onto neighbouring properties is not permitted;

• Hard landscape treatments such as pebble mulch are required below the eaves line to minimise scour and erosion (see diagram); consider the amount of hard surfaces used when landscaping as this may increase drainage requirements; and

• Certification that your overland flow path design to the street services can comply with relevant standards for overland flow and storm water disposal.

PLANTING

The existing seasonal character and climate of Darwin provides residents with a unique selection and palette mix of endemic and tropical planting species which can be grown in a range locations, from individual home gardens, local streetscapes and parklands.

In plant selection consider appropriate species that provide both colourful and textual f lowering types and have unique visual attributes.

REQUIREMENT

Use the Planting Species list (Schedule 1) to capture the essence of the local environmental character of the Breezes Muirhead development. This should generate a landscape which would typically complement the existing setting.

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PROPERTY

Hard landscape treatmentsie. rock mulch

Owner / Builder / Sub Contractor required to provide 150mm high

kerb or interlocking pavers, to retain storm water at ground level. (If

height is greater then 200mm high, retailing wall detail may be used)



FENCING & LETTERBOXES

RECOMMENDATION • Particular attention should be given to

the fencing of the area in front of your breezeway. A good design outcome will allow for cooling breezes to enter your property.

REQUIREMENT Front fencing must be either vertical

pool type fencing (fence 1) or slat fencing (fence 2&3).

Solid fencing is not allowed on any street frontage.

Solid fencing is permissible to 50% of the width of building envelope, only on the breezeway side. Position this solid portion to provide privacy to your outdoor living.

Your letterboxes must have clear street numbering, allow easy access and be designed to complement to overall home.

No materials to be fixed to installed fencing.

Install composting bin in the rear of the property so as not visible from street.

Black plastic-coated chain wire with matching posts are permitted on side and rear boundaries only. It is not permitted facing any street.

RESIDENTIAL LOTS Front fencing is required to be 2 metres

behind the front facade. Secondary street fencing must begin

6 metres back from the front facade. RURAL LOT REQUIREMENT Front fence must be no more than

1.8m high and is permitted to extend the full length of all boundaries. Merit to be assessed upon application to the MDRP.

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SCHEDULE 1 Planting species

TREES COMMON NAME SIZE COMMENTS/FEATURES USE

Allosyncarpia ternata 15-30m Large spreading tree with dense canopy providing heavy shade. Street/Shade/Screen tree

Alstonia actinophylla Milkwood 15-20m Erect tree with thick trunk and dense canopy, rough corky bark and milky sap. Street/Shade tree

Banksia dentata Tropical Banksia 5-7m Toothed leaves, large yellow spike f lowers, tolerates seasonal waterlogging. Street/Feature tree

Brachychiton diversifolius Northern Kurrajong 5-18m Decorative tree with pale green new leaves, dark brown boat-shaped seed pods. Street/Shade/Windbreak

Buchanania arboresceus Satinwood 10-15m Slender tree with conical crown, small pale yellow f lowers and purple berries. Street/Shade/Screen tree

Callitris intratropica Northern Cypress Pine 15-18m Straight tree with conical crown, small f lowers and woody cones. Feature/Screen/Windbreak

Calophyllum inophyllum Beauty Leaf 15-20m Ornamental tree with spreading crown, numerous fragrant yellow and white f lowers. Street/Shade/Windbreak

Casuarina equisitifolia Coastal She-oak 10-20m Open spreading tree with weeping needle like leaves, numerous small woody cones. Shade/Screen/Windbreak

Corymbia bella Ghost Gum 8-15m Good shade tree, smooth white bark, drooping foliage, prefer ample moisture. Street/Shade/Feature tree

Corymbia ptychocarpa Swamp Bloodwood 8-12m Spreading crown with drooping branches, large white, pink or red f lowers. Street/Shade/Feature tree

Cupaniopsis anacardioides Tuckeroo 5-10m Small rounded tree, small pale yellow f lowers, yellow berries with red seeds. Street/Shade tree

Diospyros compacta 4-6m Dense small tree with reddish new grown, red berries. Screen tree

Eucalyptus alba White Gum 10-18m Erect slender crown and attractive white bark, small white f lowers. Street/Feature tree

Eucalyptus phoenicea Scarlet Gum 7-10m Slender tree with open crown and yellow-orange bark, masses of orange-red f lowers. Street/Feature tree

Eucalyptus tintinnans Salmon Gum 5-10m Small deciduous tree, often multi-trunked, salmon coloured new bark. Street/Shade/Feature tree

Ficus opposita Sandpaper Fig 3-8m Semi-deciduous, rough leaves like sandpaper, small edible fruit. Street/Shade tree

Ganophyllum falcatum Scaly Ash 10-25m Dense spreading crown, small pale green f lowers, orange-red berries. Street/Shade tree

Grevillea pteridifolia Fern Leaf Grevillea 5-8m Slender tree with silvery leaves and open crown, numerous orange f lowers. Street/Feature tree

Hibiscus tiliaceus Coastal Hibiscus 5-8m Rounded canopy with showy yellow f lowers. Shade/Screen/Feature tree

Hibiscus tiliaceus rubra Bronze Cottonwood 6-8m Rounded canopy of reddish foliage with pale yellow f lowers. Shade/Screen/Feature tree

Melaleuca leucadendra Broad Leaf Paperbark 10-30m Dense spreading tree with pendulous branches, numerous creamy green f lowers. Street/Shade tree

Melicope elleryana Pink Euodia 10-20m Slender conical crown and creamy corky bark, masses of fragrant pink f lowers. Street/Shade/Feature tree

Millettia pinnata Pongamia 5-15m Deciduous, medium sized tree, masses of pink, purple or white f lowers. Street/Shade tree

Pandanus spiralis Pandanus/Screw Pine to 10m Long prickly leaves in spiral arrangement, large orange chunky fruit. Feature tree

Peltophorum pterocarpum Yellow Flame Tree 10-12m Medium tree with dense foliage, bright yellow f lowers. Street/Shade tree

Plumeria sp. Frangipani Deciduous or evergreen, fragrant f lowers white to dark pink with yellow-orange centre. Street/Shade/Feature tree

Syzygium armstrongii Small White Brush Apple 8-12m Medium tree with dense foliage, masses of white f lowers and white fruit. Shade/Screen/Windbreak

CYCADS & PALMS COMMON NAME SIZE COMMENTS/FEATURES USEArchontophoenix alexandrae Alexandra Palm 10-25m Feather like fronds to 2m long, cream f lowers and red fruit. Feature

Bismarckia nobilis Bismark Palm 15-18m Stout trunk with wide crown of large grey-green fan shaped fronds. Feature

Cycas armstrongii Cycad 2-4m Dark trunk, sharp pointed palm-like leaves, male cone and female seed spikes. Feature

Licuala grandis Ruffled Fan Palm to 2.5m Slender trunk with circular pleated fan leaves, red fruit. Feature/Understorey

Livistona inermis Fine Leaved Fan Palm 8m Slender, single stemmed palm with finely divided leaves. Feature

Wodyetia bifurcata Foxtail Palm 6-15m Slender trunk bulging at the base, feathery ‘foxtail’ fronds, orange-red fruit. Feature

SMALL TREES COMMON NAME SIZE COMMENTS/FEATURES USE

Acmena hemilampra Blue Satin Ash 8-15m Medium sized tree, bright red new foliage, f luffy white f lowers. Street/Feature tree

Brachychiton paradoxum Red Kurrajong 2-3m Prominent red, bell shaped f lowers. Feature tree

Carallia brachiata Carallia 5-10m Insignificant f lowers, glossy green leaves, small edible red berries. Street tree

Dodonea platyptera Hop Bush 4-5m Fast growing, medium sized shrub, dense foliage, papery winged seeds. Screen tree



SCHEDULE 1 Planting species

SMALL TREES COMMON NAME SIZE COMMENTS/FEATURES USE

Hymenosporum flavum Native Frangipani 4-8m Slender small tree, yellow frangipani scented f lowers. Feature tree

Syzygium australe Brush Cherry to 10m Tall shrub, psyllid resistant, fast growing, f luffy white f lowers and edible pink fruit. Screening/Hedging

Syzygium paniculata Magenta Cherry 5-8m Evergreen medium shrub, fast growing, f luffy white f lowers and edible magenta fruit. Screening/Hedging

Syzygium fibrosum Rain Cherry 5-10m Cream f lowers, dense foliage, edible f leshy fruits. Street tree

Xanthostemon paradoxus Golden Penda 4-10m Bright yellow f lowers with numerous stamens. Feature/Street treeSMALL SHRUBS & GROUNDCOVERS COMMON NAME SIZE COMMENTS/FEATURES USE

Acacia gonocarpa Wattle 1-3m Pale yellow f lowers, in loose spikes, narrow light green foliage. Screen shrub

Acacia nuperrima Wattle 0.5-1.5m Yellow, globular f lower heads, narrow woody pods. Screen shrub

Chrysopogon elongatus Tall Tamil Grass 1-2m Dense tufted perennial grass with tall erect form. Groundcover/Border/Screen

Cochlospermum fraseri Yellow Kapok 4-6m Large bright yellow f lowers, woody capsules release mass of cotton wool. Screen shrub

Crinum angustifolium Swamp Lily 0.75-1m Large, prominent, scented white f lowers clustered on tall erect stalk. Groundcover/Mass Planting

Gardenia radicans Gardenia (prostrate form) 0.5-1.5m Highly fragrant, semi double white blooms on glossy green foliage. Border/Groundcover

Grevillea dryandra Dryanders Grevillea 0.6-2m Spreading to erect shrub, white, red or pink f lowers. Screening plant

Grevillea pluricaulis Creeping Grevillea 1-2m Pale greenish f lowers. Screening shrub

Hibbertia tasmanica Guinea Flower 1m spread Large yellow f lowers, prostrate herb. Groundcover

Hymenocallis littoralis Spider Lily 1-2m Robust lily with strappy leaves, large white spider-like f lowers, prefers shade. Groundcover/Mass Planting

Ixora coccinea Prince of Orange 1.2-2m Small shrub, multiple heads of bright orange/red f lowers for long periods. Hedge/Border shrub

Liriope ‘Evergreen Giant’ Liriope 0.5-1m Medium grass, lily like leathery, strappy leaves, low maintenance. Border/Container plant

Lomandra longifolia Mat Rush 0.5-1m Tussock grass with broad strappy leaves, bears spikes of prickly f lowers. Border Plant

Pleomele angustifolia Native Dracaena 1-5m Slender shrub with strap like leaves, fragrant yellow-green f lowers. Feature Plant

Scaevola taccada Beach Nuapaka 1-4m Evergreen shrub, white and mauve f lowers. Screening/Hedging plant

Strelitzia reginae Bird of Paradise 0.5-1m Clumping lily with stiff blue-green foliage, spikes of orange and blue f lowers. Feature plant

Vitex rotundifolia Beach Vitex 0.1-0.5m Mauve f lowers, beach shrub, trailing stems rooting at nodes. Groundcover

Xerochrysum bracteatum Paper Daisy 0.15-0.3m Yellow, orange, white, pink, crimson and red paper daisy f lowers. Feature/Border plant

CLIMBERS COMMON NAME SIZE COMMENTS/FEATURES USE

Chonemorpha macrophylla Climbing Frangipani varies Vigorous climber with leathery leaves, fragrant white f lowers. Climber

Cissus antarctica Kangaroo Vine varies Similar leaves to grapes, black edible fruits, ideal for covering banks and fences. Climber

Jasminium aemulum Native Jasmine varies White star-like petals, fragrant jasmine scented f lowers. Shrub/Climber

Clerodendrum thomsoniae Bleeding Heart Vine 2-3m Deep crimson petals emerging from hanging clusters of white, heart-shaped calyces. Climber

Mandevilla bolivensis White Mandevilla 3-4m Flowers prolifically from spring to autumn. Large, white, trumpet-shaped f lower. Climber

Pandorea sp. Wonga Wonga Vine 3-4m Fast growing Australian native climber. Tubular f lowers white with rosy throat Climber

Stephanotis floribunda Madagascar Jasmine 2-3m Evergreen twining climber with an open habit. White tubular f lowers are perfumed. Climber

NOTES:

1. Minimum 75% of garden plantings must be native, 25% can be other than native.2. Plants native to the Darwin region are highlighted. 3. Heights to be used as guide only. (References: John Brock ‘Native Plants of Northern Australia’; Nicholas Smith ‘Native Plants for Top End Gardens’.)4. Availability of some species will be variable at nurseries. Forward orders may be necessary.


EXAMPLE L ANDSCAPE DESIGN

Utilities area:drying areaadjacent to laundrywith paved accessand clearance.Services andoutdoor structuresshould be locatedin this area.

Screening plantspositioned alongfences outsidebedrooms andliving rooms

Non-organic mulchalong narrowsides and rears:facilitatesdrainage andaccessability inwet season

Private openspace

Covered outdoorroom area

‘BREEZEWAY’Min 4.5m wide.Open area foroutdoor livingactivities includesspace forpotential pool.

Attractive plantingoutside livingrooms and deck

Utility area:Trailer or boatparking nominalmin 5m zone.

Batten screenor open fencedesign and gates

Tall, narrowtrees to provideamenity but notobstruct airflow

‘WELCOME HOME’Visual interestat entry. A greenentry contributingto the ‘laid back’architectural design.

Streetscape canopy to beintegrated into the frontlandscape to ‘blur’ thedistinction between spaces

Planting toextend streetscapevisually and reducedominance ofgarage/built formto streetscape ‘GREENWAY’

Create maximised connectedcanopy to provide shady andvisually attractive walkableneighbourhood

Screen fenceand gate insemi-open design

Driveways tobe simplefinishes, mid tolight tones andneutral coloursto complementthe housecolour scheme



EXAMPLE L ANDSCAPE DESIGN RURAL LOT

‘BREEZEWAY’ Open area for l iving activities including space for potential pool.

Private Open Space

Attractive planting outside living rooms and deck

Screen planting to Shed

Utilities area: drying area adjacent to laundry with paved access. Services and outdoor structures should be located in this area.

Driveway to be compacted permeable paving to withstand high rainfall.

Planting to extend streetscape visually and reduce dominance of garage/built form to streetscapeStreet scape canopy to be

integrated into the front landscape to ‘blur’ the distinction between spaces.

Planting to fence lines to f ilter views neighbouring properties and cool breezes.

‘WELCOME HOME’ Visual interest at entry. A green entry contributing to the ‘laid back’ architectural design.

Large shade tree planting to provide amenity and cool breezes.

Covered outdoor room area

Covered outdoor room area

Attractive planting outside living rooms and deck



R E S P O N S I B L E C O N S T R U C T I O N AT B R E E Z E S

We have taken great care to prepare an environmentally sensitive development that responds to the local environment. We expect that all building on the Breezes Muirhead site continue this approach through the following:

WASTE AND RECYCLING

Request that your builder recycles as many waste materials as possible during construction of your home. Conserving materials and keeping them out of landfill is something you can practice just by asking your builder to take care with what they throw away and to responsibly dispose of waste during construction. Breezes Muirhead will request information from all builders about how much waste from your site has been recycled or reused elsewhere.

EROSION, SEDIMENT AND DUST

All construction at Breezes Muirhead is subject to an Erosion and Sediment Control Plan through Council to control run-off and dust during construction. Darwin’s tropical environment is subject to intense seasonal variations. During the wet season rain washes precious top soil away clogging drains, causing floods and damaging our environment. During the dry season dust is common. You can improve your local air and waterways by tightly controlling your site during construction. All relevant authorities requirements must be complied with by the landowner.

WORK SAFE

Maintain a clean and organised site that protects the safety of workers and residents. For further information please contact:

NT WORKSAFE Ph: 1800 019 115 E: ntworksafe @nt.gov.au

NOISE

Ask you builder to control noise during construction using regular working hours and by being considerate about when noisy activities happen. Controlling and minimising noise can reduce risks to the health and safety of people in and around your home. Building works must comply with NRETAS Construction Noise Guidelines.

CHEMICALS

Builders often use, handle and store a variety of chemicals in the normal course of construction, some of which can affect people’s health and cause damage to your home or the environment. Ask your builder to be responsible with chemicals and avoid using them near waterways and always disposing of them properly.

ENERGY EFFICIENT LIVING

Energy efficient homes reduce living costs and benefit the environment. When you select fittings and appliances for your new home make sure they are the right size and have a high star rating. Choosing a smaller, energy-efficient model can save you money on your bills and reduce your environmental impact without making a difference to your lifestyle. Also consider alternatives to electricity powered products such as gas, solar or heat powered products.


Re -

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A P P E N D I X – E X A M P L E S O F H O M E S

THE SMALL LOT

Deep and shady verandah

Maximise windows to the front facade.

50% louvres

Garage setback 1m (min) from front

building line

OUTDOOR ROOM Indoor-outdoor connection:

outdoor room directly accessible from living areas

Outdoor living areas orientated to take advantage of predominant breezes

Plan services so not visible from street

PROPERTY BOUNDARY

FRONT BUILDING LINE

FRONT FENCE LINE

2m

2m

1m

1.5m

7m

One room deep – cross-f low ventilation. Maximum 7m unobstructed path between parallel windows

Garbage bins

ClotheslinePlay area

STREET

ARTICULATION ZONE

GARAGE LINE

VERANDAH

50% maxGARAGE

4.5m

BREEZEWAY

FRONT FENCE LINE

7m

LIVING AREA


4.5m

BREEZEWAY

N

Extent of front facade area – requires 2 wall materials and 50% louvres to glazing

Potential location for composting bin



THE L ARGE LOT

PROPERTY BOUNDARY

FRONT BUILDING LINE

FRONT FENCE LINE

2m

1m

1.5m

STREET

ARTICULATION ZONE

GARAGE LINE

VERANDAH

50% maxGARAGE

4.5mBREEZEWAY

4.5m

BREEZEWAY

Stepped building lines creates interesting front facades

Deep and shady verandah

Maximise windows to the front facade. 50% louvres

Garage setback 1m (min) from front building line

OUTDOOR ROOM

Indoor-outdoor connection: outdoor room directly accessible from living areas

Outdoor living areas orientated to take advantage of predominant breezes

Plan services so not visible from street

2m

7m


Garbage bins

Clothesline

Play area

FRONT FENCE LINE

7m

LIVING AREA


N


Potential location for composting bin



ELEVATED HOME – GROUND FLOOR

Stepped building lines creates interesting front facades

Garage setback 1m (min) from

front building line

Outdoor living areas orientated to take advantage of predominant breezesPlan services so not

visible from street

PROPERTY BOUNDARY

FRONT FENCE LINE

2m1m

Garbage bins

Clothesline

Play area


STREET

ARTICULATION ZONE

GARAGE LINE

50% maxGARAGE

4.5mBREEZEWAY

FRONT FENCE LINE

4.5mBREEZEWAY

N

FRONT BUILDING LINE



ELEVATED HOME – UPPER FLOOR

OUTDOOR ROOM Indoor-outdoor connection: outdoor room directly accessible from living areas

7m

STREET

VERANDAH

LIVING AREA


4.5mBREEZEWAY

Deep and shady verandahMaximise windows to the front facade.

50% louvres

One room deep – cross-f low ventilation. Maximum 7m unobstructed path between parallel windows7m

4.5mBREEZEWAY

N



B R E E Z E S M U I R H E A D D E S I G N C H E C K L I S T

Lot No. ______________

REQUIREMENT YES NO N/APLANNING YOUR LIFESTYLE ON YOUR LOTBUILDING ENVELOPE PLAN

Complies with your lot specific Site Setback Plan (in contract of sale).

OPEN SPACE Minimum 50m2 with one minimum dimension of 6m is provided and indicated on plan (excluding driveways and parking).

Located within the breezeway (recommended).

OUTDOOR LIVING AREAS

Covered outdoor living space provided.

Roof area dimensions within the breezeway: - 16m2 maximum

Positioned directly accessible from living area.

No solid walls or built structures are located within the breezeway (including sheds).

No structures are located within 1.5m of property boundary.

Minimum 2.7m ceiling height is provided.

At least one ceiling fan is provided.

PRACTICAL CONSIDERATIONS

Services and storage is located away from the breezeway and living areas (recommended).

No enclosed structures are within the breezeway, including sheds.WHAT DOES 6 STAR MEAN?

Light coloured main walls and pavers used (recommended).

A 6 star house energy rating certificate provided – as certified by a nationally accredited assessor (AccuRate or BERS Pro)*.

Light coloured roofing selected from palette provided.CROSS-FLOW VENTILATION

Minimum of one living room with parallel windows maximum of 7m apart, is provided.

Bedroom – parallel windows maximum of 7m apart, is provided (recommended).

YOUR HOUSE AS PART OF A GREAT STREETROOFS 900mm minimum deep eaves.

Appropriate vapour barrier provided.WINDOWS 50% of windows on the front facade are louvres.

On two storey dwellings - adequate shading through the use of 900mm protrusions for ground level windows not shaded by 900mm eaves.

MATERIALS Minimum of 2x materials to the front facade area.

No material more than 60% of front facade area is rendered blockwork. Area calculations demonstrating percentages of the front facade are to be included on elevations.

Front facade materials return 2m behind front building line (recommended).

This checklist details all the mandatory requirements that your house design must comply with, except where stated as a recommendation.

Requirement = mandatory Recommendation = optional



REQUIREMENT YES NO N/AARTICULATION No upper storey external wall exceeds 10m in length,

unless stepped. YOUR HOUSE AS PART OF A GREAT STREET (continued)FRONT SETBACKS Front building line is setback in accordance with your

Site Setback Plan.

Garage setback is 1m behind the front building line.

Articulation zone setback is 4.5m (recommended).FRONT VERANDAH (recommended)

Deep and shady front verandah provided forward of the front building line to 30% of front facade (recommended).

Verandah depth 1.5m minimum (recommended).GARAGES Lots 18m wide and above:

- Maximum of 50% of the frontage measured as garage door. Lots less than 18m wide: - Maximum garage door width 5.5m.

CARPORTS Lock up storage of 5m2 provided within carport.Carport roof integrated under the main roof of the house.Not located within the breezeway.

CORNER HOMES Front and secondary street facades have a minimum of 2x wall materials.No material more than 60% of front facade area is rendered blockwork.Front facade materials return: - 2m behind front building line; and - 6m on the secondary building line (on inter allotment).50% of windows are louvres, on the front and secondary facades.

SWIMMING POOLS

Proposed pool/spa location is indicated on the site plan.Proposed pool/spa is approved by the Design Review Panel.Proposed pool/spa complies with the NT Planning Scheme.A Compliance Certificate has been issued by the Water Safety Branch.Proposed pool fencing is consistent with ‘fence 1’ design requirements.Proposed pool/spa complies with all relevant legislation and applicable safety standards.No superstructures are located in the breezeway (except for approved pool fencing).Pools/spas and associated equipment are not visible from the street (*).

SOLAR HOT WATER Solar hot water system is provided.System fitted with a ‘one-shot booster switch’ or a ‘time delay switch’ (recommended).Solar hot water tank is not visible from the street (recommended).



REQUIREMENT YES NO N/AAIR CONDITIONING

No roof or window mounted A/C units provided.A/C compressor unit(s) are not visible from the street.External A/C compressor unit(s) mounted higher than 1200mm are appropriately screened. The top of the AC unit does not exceed 1.5m off the groundEnsure screens are permeable and do not block airf low to the condenser unit.

YOUR HOUSE AS PART OF A GREAT STREET (continued)OUTDOOR STRUCTURES

Outdoor service structures are not visible from the street (incl. clotheslines and sheds).All proposed structures are indicated on site plan.All proposed structures comply with the NT Planning Scheme.Sheds do not to exceed 10m2 and 3m in height, and colour matched to the home.Enclosed sheds with walls are not located in the breezeway.

SOLAR ELECTRIC POWER SYSTEMS

Solar Voltaic (PV) panels are provided (recommended).

ANTENNAS TV antennas and satellite dishes are not visible from the street.TV antennas and satellite dishes are indicated on the roof plan.

tele-communications Key information is provided to all Builders and Cablers (recommended).

landscapingGREENWAYS + BREEZEWAY

All plants selected are from the Schedule 1 Planting List.75% of landscaping selected is endemic.Minimum of 2x shade trees (45L pot size) are provided to the front yard.Minimum of 5x shade trees (25L pot size) are provided to the secondary street frontage.

ENVIRONMENTAL SUSTAINABILITY

Selected materials and finishes are durable (recommended).Select and locate composting bin to recycle domestic green waste

DRAINAGE Stormwater Management Plan demonstrates drainage from the lot.

DRIVEWAYS + PATHS

Driveway is exactly 3.5m wide from kerb to property boundary.Inside property boundary, driveway widens to the width of garage, carport or parking area.

FENCING + LETTERBOXES

Front and secondary street fencing is pool or batten type fence 1 or 2.Side fencing material can be chainwire, except where adjacent to breezeway – 50% of building envelope pla pln can be solid fencing.Front fencing is not proud of the building line.Front (side) fencing finishes 2m behind the building line.Secondary fencing on lots finishes 6m behind the building line.Letterbox has clear numbering, easy access and complements the overall home.Black plastic-coated chain wire on side and rear boundaries only and not facing street or public areas.On corner lots secondary street fencing must be the same as front fencing. Chain wire fencing is not permitted facing any street. Solid fencing not allowed on any street frontage.



DOCUMENTS TO BE SUBMITTED FOR ASSESSMENTCovering letter identifying land, owner, contact details of applicant Two hard copies and ‘soft’ copy of each of the following:ARCHITECTURAL PLANS

SITE PLAN (1:100) with lot no, area, boundary dimensions original and finished levels, proposed batters; existing service pits, poles, street trees etc.; dwelling outline (including upper storey) with setbacks to all boundaries; driveway, paved areas, retaining walls (height and type); location of proposed meters, services, sheds, air conditioning, hot water service, etc. FLOOR PLANS (1:100) with room layout, decks, balconies, etc.; fully dimensioned including all external changes of wall direction; all external doorways clearly shown; roof line clearly shown, including any variation to eaves width.ELEVATIONS (1:100) with all wall finishes and external features; extent of any materials changes clearly indicated; all windows and doors, type of glazing, and sun shading structures; accurate line of existing and proposed ground levels; ceiling and maximum ridge heights above ground. Area and percentage of front facade materials to be shown for verification.ROOF PLAN (1:100) demonstrating hot water services, solar panels, antennas/satellite dish locations etc.

LANDSCAPE PLANS LANDSCAPE PLAN (1:100) showing proposed landscaping; Site plan indicating building footprint, garden and grass area; Hardstand areas including driveways, paths and outdoor rooms; Outdoor structures and services shown; Fencing layout and type; Planting design with species and plant size list.

ENERGY RATING CERTIFICATE As certified by assessor.

COLOUR AND MATERIALS Schedule with coloured images of materials for external walls, paint, roof, frames, paved areas, and any other prominent external portions; show extent of materials on elevations.

DRAINAGE Existing and finished site levels; Plan clearly demonstrating overland f low path to street and storm water disposal to street services; Piped drainage where provided.

APPLICATION CHECKLIST

Signed and Dated.

* NOTE: The ‘Breezes Muirhead Design Guidelines’ may be amended from time to time by Defence Housing Australia.


A N N E X U R E A

Key Information for Builders and Cablers

BUILDER/CABLER TO SUPPLY: • Use a P25 telecommunications conduit

(23mm Internal Diameter) in the trench. Glue all joints using solvent cement.

• Ensure the conduit runs as straight as possible

• Install a drawstring in the conduit• Fix all P25 telecommunications conduit

(23mm internal Diameter) conduits securely to the premises using conduit saddles or similar

• Provide Lead in Conduit (LIC) and power point (GPO) for the installation of the NTD

NBN CO TO SUPPLY: • The service drop cable to the PCD

location• The PCD• The internal fibre optic cable from

PCD to the Fibre Wall Outlet (FWO)• The NTD• The PSU• All the fibre optic cables


Internal Wall Cavity

FGL

ALL CONDUIT FITTINGSMUST BE GLUED.

ORANGE CONDUIT MUSTNOT BE USED.

300mm radius bends

1 x P25 Conduit(builder to supply)

Floor Slab


GPO

BuILDER/CABLERtO SuppLy:• Use a P25 telecommunications conduit (23mm

Internal Diameter) in the trench. Glue all joints using solvent cement.


• Install a drawstring in the conduit

• Fix all P25 telecommunications conduit (23mm internal Diameter) conduits securely to the premises using conduit saddles or similar


Notes

1. Use Rigid White P25 Telecommunications Conduit ONLY

2. Use no more than 3 x 90º bends between draw points.The bend radius of each bend must be no less than 300mm or more.

NBN CO tO SuppLy:• The service drop cable to the PCD location

• The PCD

• The internal fi bre optic cable from PCDto the Fibre Wall Outlet (FWO)

• The NTD

• The PSU

• All the fi bre optic cables

www.nbnco.com.au

PCD(Premises Connection Device)

PSU(Power Supply Unit)

NTD(Network Termination Device)

FGL

Floor Slab


FWO(Fibre Wall Outlet)



FGL

ALL CONDUIT FITTINGSMUST BE GLUED.

ORANGE CONDUIT MUSTNOT BE USED.

300mm radius bends


Floor Slab


GPO

BuILDER/CABLERtO SuppLy:• Use a P25 telecommunications conduit (23mm

Internal Diameter) in the trench. Glue all joints using solvent cement.


• Install a drawstring in the conduit

• Fix all P25 telecommunications conduit (23mm internal Diameter) conduits securely to the premises using conduit saddles or similar


Notes

1. Use Rigid White P25 Telecommunications Conduit ONLY

2. Use no more than 3 x 90º bends between draw points.The bend radius of each bend must be no less than 300mm or more.

NBN CO tO SuppLy:• The service drop cable to the PCD location

• The PCD

• The internal fi bre optic cable from PCDto the Fibre Wall Outlet (FWO)

• The NTD

• The PSU

• All the fi bre optic cables

www.nbnco.com.au

PCD(Premises Connection Device)

PSU(Power Supply Unit)

NTD(Network Termination Device)

FGL

Floor Slab


FWO(Fibre Wall Outlet)

Notes1. Use Rigid White P25 Telecommunications Conduit ONLY2. Use no more than 3 x 90º bends between draw points.

The bend radius of each bend must be no less than 300mm or more.

40 DESIGN GUIDELINES2016 40 DESIGN GUIDELINES

EQUIPMENT INSTALLED IN THE HOME TO CONNECT SERVICE(S) OVER THE NBN

PREPARING NEW HOMES, UNITS AND BUILDINGS FOR THE NBN

It’s important that Builders and Cablers talk to new homeowners about the telecommunications services they may want to access in their homes and provide guidance on where NBN equipment, phone and data outlets should be located for the services they want.

It’s important to remember that if customers want to utilise applications like IPTV via Smart TVs in their living room and telework via HD video conferencing in their office they will need fixed cabling in the home to run these services.

A wireless modem connected to the NBN will not allow the speeds they need to enjoy the benefits of these types of services.

For more information

• visit our website at: www.nbnco.com.au/NewDevelopments; • call us on 1800 881 816; or • email us at: [email protected]

This document is subject to copyright and must not be used except as permitted below or under the Copyright Act 1968 (Cth). You must not reproduce or publish this document in whole or in part for commercial gain without the prior written consent of NBN Co. You may reproduce and publish this document in whole or in part for educational or non-commercial purposes as approved by NBN Co in writing.

This document is intended as an informational guide only. NBN Co does not warrant that the processes and information outlined in this document comply with all (or any) applicable laws, codes of practice or standards. The recipient must exercise its own judgement as to how best to perform the activities described in this document in a safe way, and so as to meet the requirements of all applicable laws, codes of practice and standards. The contents of this document should not be relied upon as representing any NBN Co’s final position on the subject matter of this document, except where stated otherwise.

EQuIpmENt INStALLED IN tHE HOmE tO CONNECt SERVICE(S) OVER tHE NBN

pREpARINg NEW HOmES, uNItS AND BuILDINgS FOR tHE NBN


It’s important to remember that if customers want to utilise applications like IPTV via Smart TVs in their living room and telework via HD video conferencing in their offi ce they will need fi xed cabling in the home to run these services. A wireless modem connected to the NBN will not allow the speeds they need to enjoy the benefi ts of these types of services.

GARAGE

LAUNDRY

BEDROOM 3

BEDROOM 2

LIVING

DINING

ENTRANCE

BATHROOM

BEDROOM 1 FAMILY ROOM/STUDY

PHONE POINTDATA POINTPOWER POINT

KITCHEN

NBN Equipment

Internal Conduit

Computer

TV

PCD

ALARMSILENCE

SYSTEMSTATUS

BATTERYPOWER

REPLACEBATTERY

ALARMSILENCE

BATTERYEMERGENCY

USE

NTDNetwork Termination Device

FWOFibre Wall Outlet

PSUPower Supply Unit

EQuIpmENt INStALLED IN tHE HOmE tO CONNECt SERVICE(S) OVER tHE NBN

pREpARINg NEW HOmES, uNItS AND BuILDINgS FOR tHE NBN


It’s important to remember that if customers want to utilise applications like IPTV via Smart TVs in their living room and telework via HD video conferencing in their offi ce they will need fi xed cabling in the home to run these services. A wireless modem connected to the NBN will not allow the speeds they need to enjoy the benefi ts of these types of services.

GARAGE

LAUNDRY

BEDROOM 3

BEDROOM 2

LIVING

DINING

ENTRANCE

BATHROOM

BEDROOM 1 FAMILY ROOM/STUDY

PHONE POINTDATA POINTPOWER POINT

KITCHEN

NBN Equipment

Internal Conduit

Computer

TV

PCD

ALARMSILENCE

SYSTEMSTATUS

BATTERYPOWER

REPLACEBATTERY

ALARMSILENCE

BATTERYEMERGENCY

USE

NTDNetwork Termination Device

FWOFibre Wall Outlet

PSUPower Supply Unit


Disclaimer: While every effort is made to provide accurate and complete information, DHA & Oliver Hume does not warrant or represent that the information in this brochure is free from errors or omissions or is suitable for your intended use. Subject to any terms implied by law and which cannot be excluded, DHA & Oliver Hume accepts no responsibility for any loss, damage, cost or expense whether directly or indirectly incurred by you as a result of any error, omission or misrepresentation in information. Photographs and illustrations in this document are intended to be a visual aid only. All information is subject to change without notice. Updated September 2016. This document is © copyright to DHA & Oliver Hume. No part of this document may be copied or retained in an electronic data storage system without the written permission of Oliver Hume.

LAND SALES CENTRE

BREEZES MUIRHEAD

20 MINUTES DRIVE TO BREEZES MUIRHEAD FROM DARWIN CITY

Land Sales & Information Centre 129 Asche Street, Muirhead NT 0810

Breezesmuirhead.com.au 1300 737 598

ABOUT DEFENCE HOUSING AUSTRALIA

Defence Housing Australia (DHA) is one of the country’s most successful Government Business Enterprises, established in 1988 to provide housing and related services to Defence members and their families.

In fulfilling its role, DHA contributes to Defence retention, recruitment and operational goals. It is active in Australian residential housing and investment markets, with award-winning development, construction, acquisition and leasing programs. DHA is one of the largest property managers in Australia, with approximately 18,500 properties under management, worth around $11 billion. Approximately 13,150 properties are managed on behalf of investors.

DHA is a major residential developer, with more than $3.4 billion committed to property construction, acquisition, leasing and upgrade activities in most capital cities and many major regional centres across Australia. It also undertakes a range of development projects on behalf of government organisations, including the Department of Defence. DHA is committed to creating vibrant, healthy and sustainable communities that bring Defence members and new homeowners together in places they are proud to call home.

Visit dha.gov.au to find out more.

OLIVER HUME

Oliver Hume is one of Australia’s most reputable residential property funds and real estate services groups. For over 60 years, we have helped countless owner-occupiers and investors achieve their property and investment goals. Our rigorous property research process takes the guesswork out of buying property. By analysing the history, demographics and emerging trends in the market, we provide you with the knowledge and insight to make the best property investment decisions.

DESIGN GUIDELINES - Breezes Muirhead€¦ · STEP 2 Obtain an independent energy rating certificate...

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