BREMNER RIDGE, FLAT BUSH - Home Design Guidelines Updated: 2020
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BREMNER RIDGE, FLAT BUSH
Home Design Guidelines
Issued: March 2018
Updated: -XO\ 2020
Please email all submissions to:
designreview@bremnerridge.co.nz
Please ensure page 33 is filled out and
attached to the submission.
page 2 BREMNER RIDGE
RIDGE
BREMNER
CONTENTS
INTRODUCTION
Introduction 3 Landscape Design 18
Vision 3 Your outdoor areas 18
Purpose 3 Driveways, lanes, and paths 20
Achieving a quality development 3 Rear lanes 22
Development summary 3 Fences and hedges 23
Dealing with sloping sites 26
Planting and landscaping elements 28
Architectural Design 4 Site infrastructure 30
Your neighbourhood 4
What you will find in Bremner Ridge 5 Standards and Quality 32
Character of Bremner Ridge 6
Creating a home that fits well within Bremner Ridge 8 Setting the standard in Bremner Ridge 32
Site planning 9 Application for design review 33
Your house layout 10 Development controls 34
The shape of your building 12 Built form controls summary 35
Privacy 12 Height in relation to boundary 36
The front of your building 14 Safety 38
Building materiality and colour 16 Construction 40
page 1
RIDGE
BREMNER
BREMNER RIDGE
MASTERPLAN
LEGEND
12m wide lot (compact lots)
12-14m wide lot
14-16m wide lot (standard lots)
RIDGE
BREMNER
INTRODUCTION
INTRODUCTION
VISION ACHIEVING A QUALITY DEVELOPMENT
We understand the importance of living in an area where all homes have
Bremner Ridge, Flat Bush is a high quality mixed housing been designed with the same principles and high quality standard. For
community nestled next to the Auckland countryside this reason, every new building within Bremner Ridge will be designed
offering a superb balance of access to the City’s amenities, with reference to this document. To give further comfort that Bremner
Ridge will be a high quality area, we have set up a review panel which
elevated views, and native bush surroundings. will assess the design of every home before any resource or building
consents are obtained from the council. This panel is in place to provide
PURPOSE constructive feedback for designers, and may request changes if buildings
don’t meet expectations.
The purpose of this home design guideline is to share our vision
for Bremner Ridge and to guide the design of your new home. This DEVELOPMENT SUMMARY
document contains guidance notes and requirements with the objective
to protect the long term amenity and value of your most important Bremner Ridge consists of a total area of 38.93 hectares. It includes:
purchase. • 31 residential lots - in a mix of compact, standard, and countryside
living lots.
Architectural design and landscaping elements will be addressed to • The Green Link. This is a linear reserve that provides visual amenity as
ensure that the buildings within Bremner Ridge are of a high standard, well as environmental benefits.
have an attractive street appeal, and express its rural character. You • A connected street network.
must consider all of these elements when you are designing your home.
page 3
RIDGE
BREMNER
ARCHITECTURAL DESIGN
ARCHITECTURAL
DESIGN
YOUR NEIGHBOURHOOD HOW TO CREATE A PLEASANT NEIGHBOURHOOD:
The aim of this document is to guide the development of a pleasant A welcoming Fronting the street (or green link for some
development properties) with a visible front door and an
neighbourhood. Bremner Ridge is envisioned to be a place that is
attractive front façade.
welcoming, safe, attractive, unique, and is durable in our climate.
A safe and family Locating habitable rooms with windows looking out
The look, layout, and function of your home is important in achieving to the street and green link (kitchen, living, dining,
friendly place and
a quality neighbourhood. When designing your building we encourage bedrooms, or a study).
encouraging of social
you to consider the following questions:
interaction
Is it welcoming for visitors? An attractive Designing your house to have a timeless style that
streetscape is varied in comparison to neighbouring buildings.
Does it contribute towards a safe neighbourhood where neighbours
interact? Ensuring your house sits well with existing buildings
around it by having a similar building height and
Will it sit well alongside the surrounding homes and streetscape? compatible building form.
Will the character of this house wt in within the surrounding A unique place Having a building character that has a
contemporary rural aesthetic inspired by the
countryside environment? adjacent countryside.
Is the design environmentally responsive? Endurance in our Choosing building materials that are suitable for
subtropical climate Auckland’s humid subtropical climate.
page 4
RIDGE
BREMNER
WHAT YOU WILL FIND IN BREMNER RIDGE
ARCHITECTURAL DESIGN
Bremner Ridge will be a community with a variety of housing types and
a feature green link. There will be pockets of compact housing, standard
housing, and larger homes on countryside living lots.
Compact Housing Compact housing refers to homes that are on 12m wide lots.
(12m wide lots) This type of housing often has a stronger urban character in
comparison to standard or countryside housing. Because of
the increased density, sunlight access, privacy, and quality of
open space need to be carefully considered.
Standard Housing This refers to the typical residential house that has
traditionally been developed in Auckland.
Countryside Living Countryside Living Homes are on large lots and thus have a
Housing lot of design flexibility. They can come in many shapes and
sizes depending on the geometric constraints of each lot.
Front accessed compact homes
These lots are expected to have a lot of greenery to achieve
the desired countryside character.
Rear accessed These homes will have access points from two locations.
homes Pedestrians will be able to enter from the front of the unit,
vehicles will have access to each unit from a rear lane.
Front accessed These homes are more traditional in design, as both
homes pedestrians and vehicles will have access from the front of
each unit.
Integrated Housing It is likely that clusters of compact lots will be developed as
Integrated Housing - which is the considered development of
multiple housing units and their accessways in a collaborative
process that requires expertise from multiple disciplines
including planning, urban design, architecture, landscape
architecture, surveying, and engineering. It is most successful
when landscaping and architecture are considered together,
and in context with the surrounding neighbourhood.
Green Link The Green Link is a linear reserve that provides visual
amenity as well as environmental benefits. Because it is
an area open to the public, properties adjacent to this link
should connect with it visually and physically.
Countryside Living on a large lot
page 5
RIDGE
BREMNER
ARCHITECTURAL DESIGN
CHARACTER OF BREMNER
RIDGE
We envision the character of Bremner Ridge
will inherit the casual rural aesthetic that the
site possessed prior to its development. The
architecture and landscape design should be
inspired by elements commonly found in the
countryside including sheds, cottages, post
and batten fences, and greenery.
page 6
RIDGE
BREMNER
How to achieve the desired casual rural aesthetic character:
ARCHITECTURAL DESIGN
Rural Design interpretation
Inspiration
The Shed • Having a dominant rectangular primary form with a
gabled roof pitched between 18 to 40 degrees
• Minimising secondary elements that detract from the
primary form
• No eave overhangs
The Cottage • Having a rectangular primary form
• Attaching lean-to’s to the primary form
• Including features such as chimneys located at the gable
end, verandahs, and porches
• Minimal eave overhangs
Rural • Using traditional and rustic cladding materials including
Aesthetic weatherboards, stained timber, stone, and bricks
• Use post and batten fencing in the front yard
Connection to • Using a natural and recessive colour palette with
the Outdoors contrasting features
• Include plenty of windows
• Indoor/outdoor flow
• Opt for planted batters over retaining walls
Countryside • Plan your front yard so it is structured with mass planting
Garden • Select plants that are cohesive with the streetscape
(including native and exotic plants)
• Planting in side yards
page 7
RIDGE
BREMNER
CREATING A HOME THAT FITS WELL WITHIN BREMNER RIDGE
ARCHITECTURAL DESIGN
Your home should be designed to sit well within its context as well as have street appeal. The design principles below can help to achieve this.
Modern Simplicity
The design shall express clarity of form. There
should be one primary form that is legible and
defined. Any additional (secondary) forms are to
be connected in a way that doesn’t distract from
the primary form.
Context
The design should be suitable for its context.
The bulk and massing must relate well with
neighbouring buildings, and the architectural
style should be inspired by the adjacent
countryside.
Connect
The design should allow for the house to
connect well to the spaces around it – including
its own yard areas, the green link, and the
street beyond. Habitable rooms should look out
to the street, garages should be set back, and
landscaping should have a coherent design to
the house.
page 8RIDGE
BREMNER
SITE PLANNING
ARCHITECTURAL DESIGN
The placement of your building within your section is important. We
encourage you to locate it in a way that contributes to an attractive
streetscape whilst creating plenty of space for private outdoor activities.
Private Rear Yard
Building Placement Locate your building in the front half of your section to define
the street and to maximise private yard space behind.
Houses on corner lots should be placed as close to the corner
as possible.
Public address Locate your front façade so it is facing the street or green
link. A well designed front façade will have street appeal.
If your home is bounded by more than one public edge,
Building
ensure all elevations that can be viewed by the public eye located to the
are well considered in design. Service front of the
Space section
Your Garage Door If you have a front access lot, your garage door should be at
least 5m from the front boundary to allow a car to be parked
in front of it.
Be sure to set your garage door behind the front face of the Side Yard Side Yard
dwelling to avoid garage dominance.
Building Set Backs There are restrictions on building set backs for your front,
side, and rear yards. These vary depending on the location of
your site. Please refer to the development control table and Entry
Garage is set
planning maps included at the back of this document to find back Front Façade
out the set backs that are relevant to you.
Building Orientation Aim to orientate your home to maximise solar access into Public Front Yard
the communal living areas and bedrooms.
Other Provision shall be made for an outdoor service space where
Considerations clothes can dry and accessories can be located away from
the public eye.
STREET
Locate buildings to define the street and maximise private yard space.
page 9RIDGE
BREMNER
YOUR HOUSE LAYOUT
ARCHITECTURAL DESIGN
North
The plan of your house will influence the function of your home and
how well it will integrate with the street.
Private Yard
Entrance Locate your entrance so it faces the street or green link. This Faces North
way it will be easy to find for visitors. For Solar
Access
Consideration of Your layout should be designed in consideration of
neighbouring sites. Matters to consider include: Main Outdoor
neighbours Living Space
• overlooking to neighbouring sites,
• the location of noisy service machinery, The
Service North Facing
• overshadowing effects caused by bulk and massing. Area is Living Room
Solar Access Rooms should be carefully placed to maximise sunlight Hidden Adjacent To
access for habitable rooms and for sunny outdoor living From the Master Kitchen The Outdoor
Street Bedroom Living Space
areas. Avoid designing houses that have the main outdoor
living area facing south.
Service Dining
Area Ensuite
Consider window placement when space planning. Natural
sunlight is important to achieve warm, dry, and light living
environments.
Side Garage Bedroom Side
Yard Yard
Connect The design should allow for the building to connect well to
the spaces around it - including its own yard areas, the green
link, and the street beyond. Bathroom
Entry
Faces
Activate Activate your home by having habitable rooms with windows Street
facing public spaces (i.e the street or green link) Office
Garage is set back
• To ensure good surveillance of public spaces
• To maximise outlook to high amenity areas Front
• To create visual interest from the street. Yard
The Office Overlooks The Street
STREET
How a home can be planned on a large lot for someone who works from home
page 10RIDGE
BREMNER
ARCHITECTURAL DESIGN
Examples showing how your home can be designed if you have a 12m-14m wide lot
Rear lane Rear lane
Outdoor
living
Outdoor LDY
living
Garage Living
Garage
Living
WC LDY Kitch
Stair
Stair Stair
Dining Dining
Dining Dining Stair
WC Garage
WC
Kitchen Garage
Outdoor
WC
Kitchen
living
Living Kitchen Living
Entry Bed
Bed Entry
Entry Entry
Outdoor
living
STREET STREET STREET STREET
Possible floor plan for a rear accessed 12m lot Possible floor plan for a front accessed 12m lot Possible floor plan for a front accessed 14m lot Possible floor plan for a rear accessed 14m lot
page 11RIDGE
BREMNER
THE SHAPE OF YOUR BUILDING PRIVACY
ARCHITECTURAL DESIGN
There is a lot to consider to create a building shape that fits within Dwellings close in proximity should be designed to provide visual
Bremner Ridge that also meets your personal criteria. The following privacy as well as acoustic privacy.
guidance will support your design in achieving both goals.
Privacy of Visual privacy between outdoor and indoor entertainment
Size Consider the scale of the surrounding buildings when
areas (living rooms and outdoor living areas) and the
deciding on the size of your home. entertainment
entertainment areas of adjacent dwellings is a key factor in
spaces the success of a housing development.
Remember that the planning rules will also influence the
size of your building. Refer to the ‘development control’
section later in this document for more information. Habitable rooms The placement of habitable rooms and bedrooms to the front
and rear of a dwelling will help create a private environment
Geometry A successful design will have strong and clear building by minimising overlooking by neighbouring homes.
massing. Units should be composed of simple geometric
forms that resemble either a shed or cottage. The design Windows Be sure to place windows in such a way that they do
should express the main body of the house as a legible not directly look into the neighbour’s windows. If this is
primary form with any additional secondary spaces unavoidable, the use of external louvres or other forms of
connected in a way that doesn’t obscure the main building screening that are inkeeping with your building’s architectural
form. style are encouraged.
Screening Appropriate built or vegetative screening at side or rear
boundaries between dwellings will help to provide private
living environments.
Acoustics Dwellings on small lots should provide a high standard of
sound insulation. Glazing and ventilation options should be
investigated with attention paid to providing acoustic control
Accentuation Emphasise corners of blocks with strong and clear building in order to maintain a quality environment for inhabitants
massing, and interesting architectural details. regardless of external noise factors.
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Visual Variety If you are designing homes for multiple lots, create variety
in the streetscape by ensuring each house has at least two
differently designed houses beside it on each side before
the design is repeated.
Step with the land Work with the contours of the site. If you are on a sloped
site, the form of your building can be stepped to follow the
land.
page 12RIDGE
BREMNER
ARCHITECTURAL DESIGN
x
Gabled roofs are preferred in Bremner Ridge This house has strong and simple building massing The complicated form of this home is not suitable
These units step up with the street This house has large front windows to avoid overlooking neighbours A blade wall protects the privacy of the outdoor living area
page 13RIDGE
BREMNER
THE FRONT OF YOUR BUILDING
ARCHITECTURAL DESIGN
The look of the front façade of your house will impact on how much
street appeal your home will have, and how well your home will fit into
Bremner Ridge.
Be Distinctive Ensure that your front façade fits in with Bremner Ridge’s
character whilst being distinctive from immediate neighbouring
houses.
Enrich your façade The front façade should have at least 400mm variation of depth
by using projections, recesses, setbacks, and displaying the
thickness of materials or shapes. This will create visual interest
and shadow lines that break up the building’s mass.
Window frames, fascias and similar should be expressed as
being important façade features by giving them thickness and
weight.
Front Door The front door should be very visible and obvious from the
Location street, and remember to shelter it from the elements.
Windows At least one large window from a habitable room at ground
level and the first floor must face the street.
Colour / Materials Use contrasts in colour / materiality on the front façade to
make it visually interesting. A contrasting colour could be used
to highlight window frames, fascias, balconies, and the front
door.
Garage Garages must be integrated into the architecture of the
building and not stand out as a dominant feature.
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Special Features Integrate balconies and balustrades into the façade with
materiality and colour. If a chimney is proposed, it must
contribute to the building’s visual appeal as an architectural
feature.
Side Elevations Side elevations that are very prominent or visible from a street
or reserve must also be designed to be visually interesting.
Security Devices For street appeal, security alarms and accessories should be Your front façade will influence the look and feel of Bremner Ridge
and accessories placed as unobtrusively as possible.
page 14RIDGE
BREMNER
ARCHITECTURAL DESIGN
An attractive entrance with glazing and shelter from the rain The entrance is easy to find and the dwelling overlooks the street This façade has street appeal with its colour and material choices
x
The balcony on this home is an architectural feature This façade has depth and consists of two colours & materials This building’s character is not appropriate for the local context
page 15RIDGE
BREMNER
BUILDING MATERIALITY AND COLOUR
ARCHITECTURAL DESIGN
A diversity of materials and colours is envisaged for Bremner Ridge. Your
choice of building materials will influence how well your home ages and
how well it fits within the local context.
Materials Traditional and rustic cladding materials such as
weatherboards, stained timber, stone, and traditionally
sized bricks are encouraged to reinforce the casual rural
aesthetic of Bremner Ridge. We discourage the use of
oversized bricks or obtrusive / highly reflective roof, wall,
or joinery materials.
Glazing Avoid large panels of glazing that is overly reflective or
containing special tints. Glazing looks best if it is balanced
with other materials which can provide shading and
screening.
New Cladding New cladding solutions are not unwelcome but you may
Solutions want to provide detailed manufacturer specifications and
examples to the Review Panel in order to discuss whether
cedar, white painted brick
Stained vertical cedar
x
they are appropriate for Auckland’s climate.
Variation At least two different materials or colours should be used
in façades that face streets or reserves. Variations should
relate logically to architectural features or shapes in the
façade, and must not be joined at external corners. Vertical
lines often work well.
Finish Almost all exterior cladding should be painted or
coloured. Exceptions are bricks and some forms of timber
weatherboard. Exposed or unpainted iron finishes are not
supported, particularly for roofing.
Colour Selection Integration with the natural environment is an important
objective in selecting a colour palette. In general, natural
and recessive coloured materials will be encouraged.
Consider selecting contrasting colours, and hues that work
well together. Visually obtrusive colours such as primary
hues and pastel tints are discouraged, especially over large
areas of brick and plaster.
Lifespan and Use materials that will age and weather naturally without
Maintenance looking very run down or cheap. The Bremner Ridge area
is envisioned to be kept in a tidy and well presented state Avoid monolithic cladding solutions because they do not have street appeal
at all times.
page 16RIDGE
BREMNER
ARCHITECTURAL DESIGN
x
Natural stone and painted horizontal weatherboards Red bricks contrast the charcoal coloured features
x
Beige painted bricks contrast dark stained horizontal timber
x
Pastel tints are not encouraged Non-contrasting pastel tones don’t work well together Bright, primary coloured paints are not permitted
Bright
page 17RIDGE
BREMNER
LANDSCAPE DESIGN
LANDSCAPE
DESIGN
YOUR OUTDOOR AREAS HOW TO CREATE A PLEASANT NEIGHBOURHOOD:
Landscaping is an essential part of creating a high quality address A welcoming Connecting to the street with a letterbox in a
development prominent position, and a front path that is separate
with privacy and street appeal. Plants can screen houses from
from the driveway.
neighbouring properties and soften the appearance of a development.
Built elements can tie outdoor areas in with the architecture of the A safe and family Having low fencing in the front yard that allows
associated house, and make outdoor spaces functional. sight lines between the interior of the house and
friendly place and
the street.
encouraging of social
When designing your yard areas we encourage you to consider the
following questions: interaction
Does your front yard promote social interaction? An attractive Designing your front yard in a style that is cohesive
streetscape with the architecture of your home.
Will your shrubs, trees, and hedges grow to an appropriate height?
Choosing plants and materials that are low
Are your plants able to grow in the Auckland climate and are they maintenance and cohesive with the street design.
low maintenance?
A unique place Having a front yard character that has a
Does your fencing and other built elements wt in with the contemporary rural aesthetic inspired by the
architecture of your house? adjacent countryside.
Endurance in our Choosing plants and hard landscaping materials
Does your front yard wt in with the desired character of remner
subtropical climate that are suitable for Auckland’s humid subtropical
Ridge? climate.
page 18RIDGE
BREMNER
LANDSCAPE DESIGN
Housing is most successful when
landscaping and architecture are
considered together, and in context
with the surrounding neighbourhood
page 19RIDGE
BREMNER
DRIVEWAYS, LANES, AND PATHS
LANDSCAPE DESIGN
Well designed driveways, lanes, and paths are safer and have more Gates If a gate is required, we recommend that a low height
street appeal than their counterparts which have had little design permeable gate up to 1.2m tall is installed. This gate should be
consideration. They are also another element that can help your home visually integrated with the front fence. Please keep note that
gates must not open outwards into the street.
fit in with the character of Bremner Ridge.
Maintenance Driveways, rear lanes, and paths must be maintained to be
kept tidy, clean, and safe. They should be free of oil, mildew,
Pedestrian Safety Pedestrian only pathways should be visually distinct and mold and stains.
physically separated from driveways to encourage pedestrians
to stay away from moving private vehicles.
We recommend including a row of low maintenance plants
between driveways and paths to separate the two and to
soften the appearance of the space.
If a rear lane is a shared space for both pedestrians and
vehicles, slow vehicle movement should be encouraged with
surface textures, planting, and patterns.
Design Paths and driveways should directly connect to their
corresponding doors from the street. They should also include
detailing and/or texture which is complementary to the front
façade for street appeal.
Avoid any large areas of asphalt or concrete. Use planting and
paving where possible to soften these spaces.
Integration with Vehicle crossings should be designed to be as narrow as
the Streetscape possible to minimise their impact on the public footpath.
Furthermore they should not disrupt the levels or line of the
footpath, and be designed so that the footpath crosses the
driveway, not the other way around.
Materials Driveways, rear lanes, and paths must be constructed of an
all weather material such as concrete, stone, or concrete
cobblestones. For paths, the use of permeable pavers is
encouraged. If you decide to use concrete, the concrete mix
should contain black oxide (2% by volume). Furthermore,
we recommend that they are sawcut parallel to the road at
equal intervals of no greater than 1.2m for paths and 2.4m STREET
for driveways/lanes and bisected at least once in the other
direction. Driveways should be visually and physically separated from pedestrian paths and vehicle
crossings should be designed to be as narrow as possible
page 20RIDGE
BREMNER
LANDSCAPE DESIGN
Saw cuts and alternating concrete finishes are encouraged Plants between the driveway and path softens the area visually Permeable gate integrated with post and batten fencing
x
Pathways and driveways should be visually distinct Laneway with a surface pattern and planting for slow movement Driveways and paths must be separated for safety
page 21RIDGE
BREMNER
REAR LANES
LANDSCAPE DESIGN
Rear lanes are semi-public spaces that should be treated as a street. Trees along the A pattern in the concrete Dwellings overlook the
rear lane is visually interesting rear lane
Well considered rear lanes will help us create a safe and welcoming
environment that encourages neighbour interaction.
Design approach Design the rear lane to look and function like a street.
• Use appropriate landscaping and lighting to make the REAR LANE
accessway attractive and safe.
• Avoid any large areas of asphalt or concrete. Consider
breaking up any large areas of hard surface with a second
material and using planting to provide further visual
interest.
Surveillance Ensure houses overlook the rear lane by having windows that Low fencing along the Planted Fences and changes in materiality
look out to it from habitable rooms. laneway berm make the distinction between private
and semi-public space
Lighting Each garage is required to have an external light source Diagram showing good practice rear lane design
to ensure there is good visibility at night. This light should
be visually pleasing and fit in with the architecture of the
dwelling.
Pedestrian access Front entrance doors should not be located on a rear lane. They
should be located from a public space such as a street or green
link. Secondary doors can be located along the lane.
Private and semi- There should be a clear differentiation between what is private
public space space, and what is common space. This can be achieved
through low level fencing, planting, or changes in materiality.
Planting Rear lane berms must be planted with low maintenance, low
level plants suitable for the local microclimate.
Fencing Low fences or hedges that are 0.9m-1.2m high are encouraged.
Materials Laneways are to be constructed with quality, low maintenance
materials that are made to last.
l off a visually
Example ll interesting rear llane with
h pattern andd planting
l
page 22RIDGE
BREMNER
FENCES AND HEDGES
LANDSCAPE DESIGN
The fence and hedge designs you choose will influence how welcoming Rear lanes Rear lanes are semi-pubic spaces. For this reason they
and cohesive Bremner Ridge will feel as a suburb. They will also help should be designed for visual surveillance and to be visually
interesting. To ensure houses overlook and address the
you feel secure and concealed within the private areas of your home. accessway, low fences or hedges that are 0.9m-1.2m high are
encouraged. To provide visual interest, the height or type of
Design All fences and hedges should be designed to fit the fencing or planting along the accessway should be varied.
countryside aesthetic, be durable, and complement the design
of the house. Countryside Living If a Countryside Living Lot includes native revegetation
Lots (Precinct J planting) then the side and rear boundaries shall
We promote the use of fence / hedge combinations because remain unfenced. However, the developable area of the lot
planting can soften the appearance of fencing. may have fencing as per this guideline.
Fences and walls must be finished to be visually interesting
and not be of plain timber.
1.8m Rear Fence
Front fences and We encourage the use of post and batten fencing in the front
hedges yard to reinforce the rural aesthetic of Bremner Ridge.
1.8m Side Fence
1.6m Side Fence
1.8m Side Fence
Private Rear Private Rear
Low fences or hedges that are 0.9m-1.2m high are encouraged. Yard Yard
Side fences and For front lots, side fences/hedges between the street boundary
hedges and the front face of the house should be the same height as
the front fence. Beyond that they may be up to 1.8m in height.
For corner lots, side fences along the street boundary between
1.0m from the rear of the unit and the rear fence may be up to Gate
1.0m
1.6m high. STANDARD CORNER
LOT LOT
1.2m Side Fence
Rear fences and For front lots, rear fences/hedges may be up to 1.8m in height.
hedges For corner lots, rear fences can be up to 1.6m high between
the street boundary and the side elevation of the unit. Beyond
1.0m
that they may be up to 1.8m.
1.0m
.0m
11.0m
Gates Gates should be in keeping with the scale and appearance of
the fence. Side gates should be located 1.0m behind the front on
nt
nt
Public Front Public Front
façade of the building for front lots, and 1.0m from the rear of Yard Yard
the building for corner lots.
1.2m Front Fence
Green link The green link is a public space, and thus should be treated
like a street. Low fences or hedges that are 0.9m-1.2m high
are encouraged on boundaries adjacent to the Green Link.
Gates are encouraged along these boundaries so residents can STREET
easily access this public reserve. Diagram showing acceptable locations of 1.8m (blue), 1.6m (orange), and 1.2m (peach) fencing
page 23RIDGE
BREMNER
LANDSCAPE DESIGN
REAR LANE
1.2m Side Fence
Semi-Public Rear
Yard
1.0m
0m
1.0m
1.8m Side Fence
1.8m Side Fence
COMPACT
x
LOT Low level fencing allows sight lines from the house to the street Burgundy and green planting soften the appearance of the fence
Private
Private
Side
Side
Yard
Yard
0m
1.0m m
1.0m
1.0
11.0
Public Front Yard
1.2m Side Fence
GREEN LINK
Diagram showing acceptable locations of 1.8m (blue),
1.6m (orange), and 1.2m (peach) fencing
Low fencing adjacent to the green link Tall, plain timber fences are discouraged
page 24RIDGE
BREMNER
LANDSCAPE DESIGN
1.8m Rear Fence
(note - if a lot includes native revegetation
the side and rear boundaries must remain
unfenced)
x
1.8m Side Fence
1.8m Side Fence
COUNTRYSIDE
1.8m LIVING LOT
Fence
1.2m Side
1.2m Side
Public
Fence
Fence
Front
x
Yard Post and batten fencing will work well High front yard fencing blocks sight lines to the street
1.2m Front Fence
STREET
Diagram showing acceptable locations of 1.8m (blue), 1.6m
(orange), and 1.2m (peach) fencing
This corner lot has low hedging along the street Overgrown hedges above 1.2m block sight lines to the street
page 25RIDGE
BREMNER
DEALING WITH SLOPING SITES
LANDSCAPE DESIGN
Bremner Ridge is an area nestled upon undulating land. It is very likely
that your lot is on sloping land that will need intervention to make it
suitable for development.
Earthworks The transition between the building platform to the natural
STREET
STREET
ground level should be carefully considered. The flow between
indoor and outdoor spaces should be easy, safe, and direct.
Furthermore, level differences should be subtle and integrated
into the architecture.
Batters Batters are preferred over retaining walls where there are
changes in ground level.
Batters with a slope greater than 1:5 must be planted with low
maintenance vegetation.
Batter and It is recommended that batter and retaining wall combinations
Retaining Wall are used to deal with steep slopes. In these situations we
promote the use of planted batters to soften the overall Indicative diagram showing where batters (dark green) and retaining
Combinations appearance. walls (peach) can be located for differences in levels between lots
Retaining Wall Retaining walls must be less than 1.0m tall. If taller walls
Height are required, they will be required to be stepped such that
each wall is less than 1.0m tall, with a minimum 0.4m space
between for planting.
No wall or fence combination should be taller than 3.0m.
Retaining Wall Retaining walls must be finished to be visually interesting and
Materials not be of plain timber.
Favoured materials for retaining are plastered concrete block, 0.9m
stone, or keystone masonry. If timber retaining must be
used, stained rectangular posts and rails will be appropriate if
softened with planting.
Note: if required for engineering purposes, round pole timber
retaining walls should be stained and clad with horizontal
0.9m
timber boards.
0.4m min
Interface with Properties that include waterways should plant batters
Streams adjacent to the water with native plants that will help to filter
rainwater before it flows into the water system.
Stepped retaining wall (section) Diagram showing a corner site with stepped retaining
page 26RIDGE
BREMNER
LANDSCAPE DESIGN
Outdoor living space is at a similar level to the living room Planted batters are a soft way to deal with steep land We encourage stepped retaining walls to be planted
x
Keystone retaining has a natural look that is suitable Batters that connect with waterways should be planted Natural round pole timber retaining walls must be hidden
page 27RIDGE
BREMNER
PLANTING AND LANDSCAPING ELEMENTS
LANDSCAPE DESIGN
Landscaping the space between the front boundary and your house Suggested Plants for your front yard:
is essential. Front yard planting and landscape elements can reinforce
entrances, soften hard surfaces, screen services, and provide privacy.
Front Yard Front yards in Bremner Ridge are envisioned to reinforce the
Character contemporary countryside aesthetic that is desired in the area.
Front yards will have uniform planting to make the area feel
cohesive, and they will be semi enclosed with low front fences
or hedges to articulate the street. Note: excess variety of
plants in front yards is discouraged, we instead encourage the
use of compatible plants to a set theme. Acacia Cognata Astelia Banksii Ceanothus Impressus
Front Yard Trees Use small growing trees and formalised plants to complement
street trees. These can be native or exotic as appropriate for
the street theme. Recommended trees include Acer Palmatum,
Alectryon Excelsa, Citrus, Michelia, and Prunis.
Shrubs Shrubs should be hardy and mass planted. Vary the heights,
textures, colours, and species in a manner that complements
the house’s architectural features.
Hedges The use of hedges are encouraged for defining spaces, hiding
services, and for privacy and screening. Single species mass Lomandra Longifolia ‘Tanika’ Libertia Paniculata Chionochloa Flavicans
planting that suits the building cladding should be selected.
Height of Front Shrubs and hedges should be limited in height to 1.2m to
Yard Planting maintain outlook to the street. Make sure any trees have
sufficient space to grow and make sure you have thought
about falling seed pods or foliage.
Rear and Side Rear and side yards will benefit from vegetative screening that
Yards reinforces the green countryside aesthetic of Bremner Ridge
and creates privacy between residences. Yard areas that have
outlook to public spaces should have landscaping that does not
obstruct views and connection to the public space beyond. Corokia Frosted Chocolate Prunus Serrulata Michella Tree
Pavers For circulation areas and outdoor dining spaces, the use of
permeable pavers is encouraged.
Letter Boxes Letter boxes should be designed to be compatible with the
architecture of your building, and shall have the appearance of
being integrated into the front yard.
Timeframe The front yard must be landscaped as part of the dwelling’s
construction and be completed as early as practicable. It should
be completed prior to occupation of the dwelling.
Magnolia Teddy Bear Acer Palmatum Alectryon Excelsa
page 28RIDGE
BREMNER
LANDSCAPE DESIGN
x
This front yard is semi enclosed with a low front fence An attractive side yard with cluster planting and pavers Successful yard with cluster planting, pavers, and feature letterbox
This letterbox works well with hedges & post and batten fencing Hedging helps to soften a very edgy design Haphazard front yard fencing and planting is discouraged
page 29RIDGE
BREMNER
SITE INFRASTRUCTURE
LANDSCAPE DESIGN
It is best if services are carefully considered during the design of your
home. To maximise street appeal, you should aim to hide services and
accessories from public view.
Foundations Pole or pile foundations, if exposed to view, must be clad in Exterior Lighting It is recommended that any exterior lighting hardware
a material that is visually compatible with the main cladding solutions be integrated into the architecture or landscaping
of the house. so as to blend or disappear when viewed from the street.
Any illumination should be subtle enough to not detract from
Service Courts and Service courts should be positioned in an unobtrusive location
the natural character of the street or spill onto neighbouring
Accessories in the side or rear yard, separated from the living court or
properties.
front yard but adjacent to internal service areas such as the
laundry or garage. Driveways and paths should be well lit for safety and security.
Low height bollard lights and lighting that washes over the
Home heating fuel tanks, gas cylinders, bins, air conditioning
building façade are encouraged. Please avoid spotlights or
units, external water heaters, clothes lines and similar can be
floodlights because they can be a nuisance for neighbours.
stored in a service court.
Household Drains, flues, and other household plumbing elements
Garden Sheds and Avoid placing garden sheds and other auxiliary buildings in
must be designed and located as unobtrusively as possible.
front of your house. They should be hidden from public view Plumbing
Other Auxiliary Plumbing pipes must be contained within the building
and clad and coloured to be compatible with the house.
Buildings envelope.
Satellite Dishes Satellite dishes must be placed as unobtrusively as possible,
and never at the front of the house.
Stormwater No storm water tank must be visible from the public realm. It
Detention Tanks must be underground.
Rainwater Storage Rainwater tanks should be underground if possible. If
Tanks required to be above ground, they must not be located in
front yards or other visually obtrusive locations, and must
be no more than 1.8m high and obscured from view by full
height screening.
Rubbish Bins Rubbish bins must be stored hidden away from public view.
They can be located at the side or rear of a house, in a
service court, or within a garage.
Boats / Caravans Boats, caravans and the like are not allowed in front of the
house including the driveway. They may be located within
the rear yard or side yard provided they remain in a legally
drivable condition, and screened from view.
page 30RIDGE
BREMNER
LANDSCAPE DESIGN
x x x
Services and accessories are not visible from the front yard Use planting and fencing to screen accessories Down pipe is unobtrusive because of its position and colour
Tanks are too tall and the timber screening is insufficient Rubbish bins must be hidden from public view White down pipe contrasts the charcoal brick façade
page 31RIDGE
BREMNER
STANDARDS + QUALITY
STANDARDS AND
QUALITY
SETTING THE STANDARD IN BREMNER
RIDGE
Most of us would like to know that when we build a quality building, The benefit of a two-stage review process is that you will receive a
our neighbours will build to a similar standard. The following section “heads up” on the suitability of your design at the preliminary design
sets out the process that all purchasers will follow to achieve a cohesive stage, when typically just a modest amount of effort has been outlaid.
outcome across the development. An approved design at this early stage will allow you to proceed with
confidence to the next stage. The final evaluation at detailed design
Design Professionals stage, prior to lodging building consent, is intended to establish that the
It is expected that all purchasers will engage the services of competent design has continued to develop in accordance with the earlier approved
design professionals (architects, structural engineers, fire consultants etc) design.
to ensure the outcomes are as expected and meet legal requirements.
The Review Panel will evaluate the designs and provide constructive
comment and guidance for the development of your design to aid in
The Design Review Panel
progressing your project to a positive outcome. In special cases the
The Design Review Panel will be made up of professionals from the
Design Review Panel may approve design elements that do not comply
overarching development company and their expert consultants.
with this design guideline however the Design Review Panel does not
have the power to waive District Plan rules. Please note that approval by
All designs must be submitted to the Bremner Ridge Review Panel for
the design review panel does not obviate the need to apply to Auckland
approval at two stages of the design development. The first is during Council for Land Use Consent and/or Building Consent.
the preliminary design stage, prior to Resource Consent. The second is
during the detailed design stage, prior to Building Consent.
page 32RIDGE
BREMNER
APPLICATION FOR DESIGN REVIEW Email all submissions to designreview@bremnerridge.co.nz
STANDARDS + QUALITY
Lot(s) : DP : Date : EXTERNAL MATERIALS AND COLOUR SCHEDULE
Street Name :
ITEM MATERIAL / FINISH COLOUR
Applicant :
(Needed for final approval)
Roofing
APPLICANT CONTACT DETAILS
Company: Fascia
Contact Name:
Spouting
Postal Address:
Tel: Email: Cladding 1
APPROVAL TYPE (please tick) Cladding 2
Preliminary
Final Cladding 3
Windows
DOCUMENT CHECKLIST (please tick)
Two sets are required for all reviews
Trim/Corner Boxing
PRELIMINARY APPROVAL – CONCEPT DESIGN DRAWINGS
(minimum 1:100 scale)
Front Door
Site Plan
Floor Plans Garage Door
Elevations
External Materials Schedule Pergolas
Landscape Design Plans
Overall 3D drawings Balustrades
FINAL APPROVAL - BUILDING CONSENT APPLICATION DRAWINGS
(minimum 1:100 scale) Fencing
Site Plan
Floor Plans
Elevations
External Materials and Colour Schedule
page 33RIDGE
BREMNER
DEVELOPMENT CONTROLS
STANDARDS + QUALITY
The following is a summary of the development controls relevant to Rules within AUP
Bremner Ridge. For more rules and additional detail, please refer to the Zone Mixed Housing Single House Zone Ref.
relevant Auckland Council planning documents. Suburban
Minimum 30sqm (studio) and - H4.6.15
Rules within I42 Flat Bush Precinct Dwelling Size 45sqm (one bedroom)
Sub Precinct G H J K Ref Outdoor Min dimension 4m - H4.6.13
Living Space and area of 20sqm
Maximum 8m I412.6.1.2 (combined ground floor
height and balcony)
Front yard 0m 4m 6m 4m I412.6.1.4 Balcony Min 1.8m (5sqm for - H4.6.13
dimension studio and 1 bed, 8sqm
Side yard 0m 3m 0m 3m I412.6.1.4
for larger)
Rear yard 0m 8m 0m 8m I412.6.1.4 Landscaped 40% 40% H3.6.11 and
Note: (a) rear yards on all sites must be a minimum Area % of Net H4.6.10
of 8m except that a single storey building (or part of a Site Area
building) up to a maximum height of 5m is permitted
within the rear yard provided that it is no closer than 3m Landscaping 50% 50% H3.6.11 and
from the rear boundary; in Front Yard H4.6.10
(b) the rear yard required above does not apply where Front Fence 1.2m or 1.8m for 50% 1.2m or 1.8m for 50% H3.6.12 and
the site adjoins a rear lane or access lot; and with 1.2m for the with 1.2m for the H4.6.14
(c) for rear sites (except in Sub-precinct I), all yards must remainder or 1.8m 50% remainder or 1.8m
be a minimum of 3m. visually open 50% visually open
Maximum n/a 35% n/a 30% I412.6.1.5 Side Fence 2m 2m H3.6.12 and
H4.6.14
building
coverage Outlook Space Living: 6m(d)x4m(w) - H4.6.11
Master Bed: 3m(d)
Maximum 70% I412.6.1.6 x3m(w) Other:(d&w)
impervious Daylight Height above 3m - H4.6.12
area restricted to 2x width
for a 55 degree arc from
Fencing Where land adjoins Flat Bush Sub-precincts G or J, I412.6.1.7 window centre
the boundary fencing or walls along the common
boundaries shall be limited to a maximum height of Minimum Car Min 0.5 for dwellings Min 1 car park per E27.6.2.4
1.8m. Parks with 1 bedroom and min dwelling
1 for dwellings with 2 or
more bedrooms
Note: Sites located in the Countryside Living Zone have limited built form controls. Refer
to chapter H19 Rural Zones for more information.
page 34RIDGE
BREMNER
Planning maps BUILT FORM CONTROLS SUMMARY
STANDARDS + QUALITY
Document / Purpose / Status Implementation Enforcement
Instrument
Design To control the quality Through a clause in Enforced by the
Guidelines of built form. Largely the sale & purchase developer
concerned with agreements for
controlling the initial land
design and quality of the
built development
Covenant To control critical Registered on Enforced by
neighbourhood amenity title. Benefits & adjoining
aspects – (fencing, obligations pass neighbours in the
parking, landscaping etc) with title same stage
in perpetuity – i.e. post
establishment of initial
built form and beyond
the duration of the
developer’s involvement
Encumbrance To control critical Operates as a Enforced by
Plan showing the I412 Flat Bush Sub-Precincts
neighbourhood amenity charge on land (in developer.
aspects – (fencing, similar fashion to a Once developer
parking, landscaping mortgage). completes
etc) registered on title in development,
favour of developer encumbrance is
discharged if not
already expired
Consent Restrictions and Registered on Enforced by
Notice obligations placed on title through Council
the use of one or more the Resource
lots – usually in relation to Management
land use or geotechnical Act 1991. Usually
issues. required as a
condition of
Resource Consent.
Plan showing the AUP Zones
page 35RIDGE
BREMNER
HEIGHT IN RELATION TO BOUNDARY (HIRB)
STANDARDS + QUALITY
The following table summarizes the HIRB parameters for Bremner Ridge:
Location Front lots Corner lots Front lots adjoining a corner lot Exceptions
Street For all lots, the height in relation to boundary control does not apply to the street boundary. A gable end including fascia up
boundary to a max of 7m2 may intrude into
the HIRB recession plane. For the
Side Up to a max distance On the shortest side boundary of the On boundaries that adjoin the shortest side purposes of this rule a gable end
boundary of 8m from the rear corner lot: boundary of a corner lot (including where is defined as the triangular sides of
• Eastern/western boundaries: HIRB of a building with a gable roof where
boundary: that side boundary extends beyond the the wall reaches all the way to the
• HIRB of 5m and 45° 2.5m and 45°
corner lot): ridge.
• Northern boundary: HIRB of 2.5m and • Eastern/western boundaries: HIRB of 2.5m and
55° 45°
The remaining part of • Southern boundary: HIRB of 2.5m and • Northern boundary: HIRB of 2.5m and 55° No account shall be taken of minor
any side boundary that 35° projections such as radio and
• Southern boundary: HIRB of 2.5m and 35° television aerials, antennas, solar
is within 8m from the • All buildings within 6m of the shortest
• All windows above the ground floor level heating devices and chimneys (not
rear boundary: side boundary must be limited to a exceeding 2.0m in any horizontal
• Eastern/western single storey and a 5m maximum facing the corner lot (or facing a lot adjoining
the corner lot) must have a window sill level direction and projecting no more
boundaries: HIRB of height than 2.0m above the maximum
2.5m and 45° at least 1.6m above the floor level or be fitted
with opaque glass. permitted height of the main
• Northern boundary: structure).
HIRB of 2.5m and 55° On the longest side boundary of the
• Southern boundary: corner lot: On boundaries that adjoin the longest side
Up to a max of 8m from the rear boundary: Where a site abuts an entrance
HIRB of 2.5m and 35° boundary of a corner lot: strip, private way, access lot, access
• HIRB of 5m and 45° must apply Up to a max distance of 8m from the rear boundary: way or public walkway the furthest
boundary of these may be deemed
For the remaining part of the side • HIRB of 5m and 45° must apply to be the site boundary.
boundary that is beyond 8m from the rear
boundary: For the remaining part of the side boundary that is
within 8m from the rear boundary:
• Eastern/western boundaries: HIRB of There is no HIRB applicable to the
2.5m and 45° • Eastern/western boundaries: HIRB of 2.5m and length of the common wall between
45° abutting buildings.
• Northern boundary: HIRB of 2.5m and
55° • Northern boundary: HIRB of 2.5m and 55°
• Southern boundary: HIRB of 2.5m and • Southern boundary: HIRB of 2.5m and 35°
35°
page 36RIDGE
BREMNER
STANDARDS + QUALITY
Front lot abutting Front lot abutting HIRB 5m and 45o
one other front one other front
lot lot
Front lot abutting Front lot abutting
two other front two other front
lots lots
Front lot abutting Front lot abutting
one other front one other front
lot lot
8m SSide
Sii boundary
5m
Front lot
Front lot
adjacent to a
adjacent to
corner lot
a corner lot
Streett boundary
8m
8m
d
HIRB 2.5m and 55o
b
northern boundary
St
Front lot Front lot
Corner lot adjacent to adjacent to Corner lot HIRB 2.5m and 45o western &
a corner lot a corner lot eastern boundaries
HIRB 2.5m and
35o southern boundary
Street Boundary - HIRB controls do not apply
2.5m
2.5m
HIRB 5m and 45o
HIRB 2.5m and 55o
HIRB 2.5m and 45o
HIRB 2.5m and 35o
Diagram showing where HIRB rules apply (NTS) Diagrams showing how HIRB rules apply in elevation (NTS)
page 37RIDGE
BREMNER
SAFETY
STANDARDS + QUALITY
Health and Safety at Work Act Safety in design
The Health and Safety at Work Act (HSWA) came into force 4 April 2016. Designers must prioritize safety in the design of buildings, landscaping,
The purpose of this act is to change the attitude of everyone towards and services in Bremner Ridge. Safety during construction, occupation,
safety in the workplace. Everyone involved in the development of and maintenance should also be considered.
Bremner Ridge must act in accordance with the HSWA. Everyone must
know what the health and safety risks in their business are, and take It is expected that designers refer to up-to-date guidance documentation
into account factors including: about safety from reputable sources. Useful materials can be sourced
• The likelihood of the risk concerned occurring; from (but are not limited to) the following organisations:
• The degree of harm that might result from the hazard or risk; • Ministry of Business, Innovation and Employment
• What you know (or should know) about the hazard or risk; and • Work Safe New Zealand
• The availability and suitability of ways to eliminate the risk, and • Safe Work Australia
where they can’t be, controls to minimise the risks. • New Zealand Institute of Architects
This process of assessment helps business to balance both the • New Zealand Institute of Landscape Architects
consequences and likelihood of harm with the suitability, availability • Institute of Professional Engineers New Zealand
and cost of controls more readily. The assessment then enables
Safety in Design Checklist
businesses to prioritise and focus on managing (so far as is reasonably
practicable) the most significant risks before managing lower level The checklist on the following page is from ‘Code of Practice: Safe
risks. For the purposes of managing risk, reasonably practicable is a Design of Structures’ by Safe Work Australia. It may be used to assist in
balance between what is possible (the highest level of protection) and identifying hazards and controlling risks associated with the design of
what is achievable (reasonable in the circumstances). Remember that structures throughout their lifecycle.
there are common controls for common risks. WorkSafe has a number
of factsheets available on their website to help you with these.
Please refer to the Act and related guidance material for further
information.
page 38RIDGE
BREMNER
STANDARDS + QUALITY
Safety in Design Checklist
ELECTRICAL SAFETY Space for occupants SUBSTANCES
Earthing of electrical installations PLANT Exposure to hazardous substances and materials including
insulation and decorative materials
Location of underground and overhead power cables Tower crane locations, loading and unloading
Protection of leads/cables Exposure to volatile organic compounds and off gassing
Mobile crane loads on slabs through the use of composite wood products or
Number and location of power points paints
Plant and machinery installed in a building or structure
FIRE AND EMERGENCIES Materials handling plant and equipment Exposure to irritant dust and fumes
Fire risks Maintenance access to plant and equipment FALLS PREVENTION
Fire detection and fire fighting The guarding of plant and machinery Guard rails
Emergency routes and exits Lift installations Window heights and cleaning
Access for and structural capacity to carry fire tenders AMENITIES AND FACILITIES Anchorage points for building maintenance and
cleaning
Other emergency facilities Access to various amenities and facilities such as
storage, first aid rooms/sick rooms, rest rooms, meal and Access to working spaces for construction, cleaning,
MOVEMENT OF PEOPLE AND MATERIALS accommodation areas and drinking water maintenance and repairs
Safe access and egress, including for people with EARTHWORKS Scaffolding
disability
Excavations (for example, risks from earth collapsing or Temporary work platforms
Traffic management engulfment)
Roofing materials and surface characteristics such as
Loading bays and ramps Location of underground services fragility, slip resistance and pitch
Safe crossings STRUCTURAL SAFETY SPECIFIC RISKS
Exclusion zones Erection of steelwork or concrete frameworks Exposure to radiation, for example, electromagnetic
radiation
Site security Load bearing requirements
Exposure to biological hazards
WORKING ENVIRONMENT Stability and integrity of the structure
Fatigue
Ventilation for thermal comfort and general air quality MANUAL TASKS
and specific ventilation requirements for the work to be Working alone
performed on the premises Methods of material handling
Use of explosives
Temperature Accessibility of material handling
Confined spaces
Lighting including that of plant rooms Loading docks and storage facilities
Over and under water work, including diving and work in
Acoustic properties and noise control, for example, noise Workplace space and layout to prevent musculoskeletal caissons with compressed air supply
isolation, insulation and absorption disorders, including facilitating use of mechanical
aids NOISE EXPOSURE
Seating
Assembly and disassembly of pre-fabricated fixtures and Exposure to noise from plant or from surrounding area
Floor surfaces to prevent slips and trips fittings
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