FELIXSTOW DESIGN GUIDELINES
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
FELIXSTOW DESIGN
GUIDELINES
Felixstow Design Guidelines / 1
Image: Metricon
1.2
PURPOSE OF
THE DESIGN
GUIDELINES
The Design Guidelines apply to
all residential lots within the
Felixstow redevelopment and
will help you and your chosen
architect or builder to design a
high-quality dwelling that fits in
with the aesthetic of the estate.
The appearance of housing
and front yards contributes to
community pride and property
values allowing you to have
confidence in your investment.
1.3
INTRODUCTION HOW TO
CONTENTS INTERPRET
THE DESIGN
INTRODUCTION DWELLING DESIGN OTHER IMPORTANT
But beyond providing convenience,
GUIDELINES
AND APPEARANCES ITEMS
1.1 Welcome to Felixstow
3.1 Other Important Items
1.1 at the heart of Adelaide’s eastern
suburbs lifestyle is also a strong The Design Guidelines include
1.2 Purpose of the
Design Guidelines
2.1 Sustainable Designs
WELCOME TO sense of community and leisure; mandatory elements that must be
2.2 Style and Character
GLOSSARY FELIXSTOW where schools, parks, shopping complied with and recommended
1.3 How to Interpret the 2.3 The Front Elevation and eateries are all within walking design elements you are strongly
Design Guidelines 4.1 Glossary distance. There is no need to encouraged to consider.
2.4 Secondary Elevation Felixstow is a masterplanned
1.4 Development Plans and Corner Lots head into the bustle of the city To ensure your dwelling meets
BUILDER CHECKLIST renewal community of
if you don’t wish to, as everything the requirements of the Design
1.5 Compliance 2.5 The Roof approximately 100 new homes,
is already at your fingertips. Guidelines, your Contract of
5.1 Builder Checklist within the City of Norwood,
1.6 Approval Process 2.6 Colours and Materials
Payneham & St Peters. The Felixstow redevelopment vision Sale specifies that you must
Flow Chart
2.7 Crossovers, Driveways uses ‘traditional neighbourhood submit your preliminary design to
Within walking distance to the SA Housing Authority for developer
and Garages design principles’, supporting
impressive Linear Park and close to approval prior to lodging plans
2.8 Laneways the wider project objectives of
the Klemzig O-Bahn Interchange, with the City of Norwood,
sustainability, enhancing social
2.9 Fencing and Letterboxes Felixstow enjoys the convenience of Payneham and St Peters (NPSP).
interaction, and returning a sense of
being just 10 minutes from the city,
2.10 Outdoor Areas pride and community to residential A builder’s checklist for mandatory
surrounded by established amenities.
and Landscaping areas through the regeneration of requirements has been included
high quality dwellings, reserves and at the end of this document.
2.11 Plant and Equipment
enhanced streetscape.
2 / Felixstow Design Guidelines Felixstow Design Guidelines / 3
1.6
1.4 APPROVAL
DEVELOPMENT PROCESS FLOW
PLANS CHART STEP 1
REVIEW
Applicants must provide the Review your Contract
In addition to these Design following and should be lodged of Sale and the Design
Guidelines, Development Plan electronically in PDF format Guidelines (DG’s) and
(DP) by NPSP and/or State to SA Housing Authority’s Development Plans (DP’s) to
Government Planning and Design Felixstow Encumbrance online understand the requirements
Code must be complied with. portal which is accessible via for your house and land.
felixstowencumbrances@sa.gov.au
The DP’s identify requirements for:
• Dwelling orientation;
• Verandas;
• Building setbacks;
STEP 3 STEP 2
• Open space and outdoor DEVELOPER DESIGN
living areas; SUBMISSION Work with your architect
• Vehicle access and the Submit design drawings or builder to prepare a
location of garages; and to the Developer preliminary design that
• Outbuildings and other SA Housing Authority. meets the requirements
of the DG’s and the DP’s.
incidental development.
A copy of the DP can be
found on the NPSP’s website.
Image: Scott Salisbury
STEP 4 STEP 5
1.5 DEVELOPER DEVELOPER APPROVAL SITE PLAN FLOOR PLAN ELEVATIONS
COMPLIANCE ASSESSMENT SA Housing Authority Include location of dwelling,
driveway and garage, boundary
The proposed floor plan and
room layout, including window
Materials and colour schedule
for the dwelling walls, garage,
SA Housing Authority assess provides approval against
the design against DG’s. the DG’s. setbacks, all fences, plant and and door locations, alfresco portico/porch, roof and trims
Developer approval from equipment, bin pad location areas, etc. as well as roof pitch. Ceiling
SA Housing Autority does not and soft landscaping area. height of front rooms (if single
constitute Development Approval, storey) are also to be shown.
which is required from NPSP;
rather it is a contractual obligation WINDOWS & BALCONIES
BIN STORAGE GARDEN
between the landowner and the
CLOTHES
DRYING
Your dwelling, if overlooking
developer that prescribed standards
are met to achieve project
STEP 7 STEP 6 a street or park reserve, must
NPSP APPROVAL NPSP ASSESSMENT be designed to incorporate
PRIVATE OUTDOOR
DRIVEWAY GARAGE
objectives. NPSP approval is still
LIVING AREA
NPSP provides approval Submit design drawings windows and balconies to
FOOTPATH
required to ensure compliance with
for the house design. All to NPSP or private certifier INDOOR capture views and provide
statutory and policy requirements. LIVING AREA
approvals now achieved for for development approval/ surveillance into adjacent
The Design Guidelines must be construction to commence building rules consent. LANDSCAPING public spaces.
FRONT
read in conjunction with NPSP on your new home.
Development Plan, National RAINWATER
TANK / SHED
Construction Codes (NCC)
for South Australia and other
statutory requirements.
4 / Felixstow Design Guidelines Felixstow Design Guidelines / 5
Image: Rivergum • A veranda, portico or porch • The exposed secondary street
2.2 must be provided to the front
of the dwelling to create an
2.4 facade must incorporate at
least one window.
STYLE AND open and welcoming entry for SECONDARY
CHARACTER your home. This must be be a ELEVATION
AND CORNER
minimum of 1.5m in depth and CORNER ALLOTMENTS
have the same design qualities
LOTS
SECONDARY STREET FRONTAGE
• Be inspired by the Felixstow
and character as the dwelling.
reserve and streets as you make
external colour selections. • A minimum of two different Providing “passive
materials or finishes are surveillance” is an important
• Individuality, architectural incorporated on the walls of contributor to people’s Primary street
frontage
expression and innovation are the front building elevation,
perception of their safety 2.0m
requIrements
apply
promoted. Alternative designs with a maximum of 80% of the
and the community’s safety.
will be considered where the building elevation in a single
Felixstow redevelopment vision material or finish (excluding
is maintained. Approval of doors, windows and roof).
MANDATORY REQUIREMENTS
alternative designs does not • One of these following materials PRIMARY STREET FRONTAGE
set a precedent. must be provided in the front You must consider the following Window
DWELLING DESIGN
elevation of your home (excludes requirements when designing
door and window treatments, your dwelling: Encouraged requirements
2.3
AND APPEARANCE
roof and garage doors): • The appearance of the front • Verandas extending from
THE FRONT • Rendered brickwork facade must extend to the the front of the home around
to the secondary elevation,
side street on secondary street
ELEVATION • Feature cladding
elevations/corner lots. and windows that increase
• Stone cladding neighborhood security
Designing your dwelling to suit • Protecting north and west The front elevation makes • The main colour and materials
• Timber cladding are encouraged.
the lot and local conditions will facing rooms from summer the greatest contribution to used on the primary elevation
maintaining a consistent visual • Other feature approved must ‘wrap’ around the corner
enhance comfort and reduce sun through shading
aesthetic across the Felixstow by SA Housing Authority for the portion of the dwelling
reliance on heating and cooling. devices, deeper eaves or
Lower consumption reduces redevelopment. It also helps • Eaves to be a minimum of visible from the street (2m from
appropriate plantings.
household energy and water protect your asset should you 400mm width extend along the the side wall forward of the
• Where possible placing choose to sell in the future. This boundary fence) with the same
costs providing long term full width of the front elevation.
garages in a western or can be achieved by ensuring design qualities and character
environmental benefits.
eastern location to insulate that the following requirements • Include at least 400mm to enhance street appeal.
against the summer sun. are incorporated in the design articulation in floor and roof plan
2.1 • Placing window openings of your new dwelling. required for primary elevation.
SUSTAINABLE to increase natural airflow, • The front wall height for the
full width of the elevation
particularly through key
DESIGNS living spaces.
MANDATORY REQUIREMENTS to be minimum of 2.7m or
31 brick courses for single
• Zoning internal living and • The front of your dwelling must
storey dwellings with lot
• Simple items to consider when sleeping areas to allow contain the front door and have
frontages less than 7.6m wide.
planning your dwelling include; for localised heating windows with a clear view of the
and cooling. street. The front door must not
• Orientating important
be accessed from the garage.
internal living areas such as • Locating hot water systems
the kitchen, family room or as close as possible to the
lounge to have access to kitchen and main bathroom.
northern winter sun.
Image: Hickinbotham
6 / Felixstow Design Guidelines Felixstow Design Guidelines / 7
• Public footpaths take priority • Side and rear boundary fencing
2.5 2.6 over private vehicular access
therefore driveways must not
2.8 2.9 must be 1.8m Good Neighbour
Colorbond fencing with no
THE ROOF COLOURS AND cut through paths. LANEWAYS FENCING AND exposed structural posts in
The roof is an important
MATERIALS • The location of your garage Security is enhanced
LETTERBOXES Grey Ridge. The finish of any
side or rear boundary gates
element of your home’s Colour palette is not restricted has considered where the through the careful design
To help create a friendly, open must complement the fence.
architectural character. If and variations in colour crossover and driveway will go of laneway dwellings.
and welcoming environment it Divisional fencing to be used
designed effectively it will and texture are promoted, to avoid the removal of street
is important for the following forward of the building line
improve the environmental however, tones should be trees or conflicts with existing
to comply: between adjoining lots.
performance of your dwelling, complimentary, take cues service infrastructure. MANDATORY REQUIREMENTS
as well as providing space from the local landscape and • Garages for single storey • Corner lots side fencing
If your dwelling is located on
for solar hot water units and express individuality through dwellings are to be set back must be installed 2m behind
a laneway lot, you will need to MANDATORY REQUIREMENTS
photovoltaic panels. carefully chosen accents. a minimum of 5.5m from the the forward most point of
consider the following requirements
primary street. Garages for the closest wall of the front
when designing your dwelling: • Installing a front fence is
double storey dwellings must property boundary.
permitted but must be a
MANDATORY REQUIREMENTS MANDATORY REQUIREMENTS be setback a minimum of • Vehicle access must only
minimum of 0.9m high to a
6m from the primary street. be from the laneway. Encouraged requirements
maximum of 1.2m high and
• Skillion roofs to have a minimum • Do not use primary and vivid Garages must also be set • Your letterbox should be
• The garage door must not must include transparent
pitch of 5 degrees and a colours and reflective surfaces. back a minimum of 0.5m and constructed from materials
project into the laneway when components, open in style to
maximum pitch of 15 degrees. a maximum of 2.0m behind similar to, or complementary
opened or closed. ensure views are maintained
Encouraged requirements the main face of the dwelling to your dwelling.
• Single and modulated roof form: into the street.
• The use of lighter tones is unless stated otherwise in the • The front of your home
• Lots with a frontage greater promoted. Bold and dark Building Envelope Plan (BEP) overlooks the adjoining street • Modifications to fences
than 7.6m to the primary colours are best used in small should this apply to your lot. or park, not the laneway. installed by the developer
street - roof form pitched sections against a neutral or are not permitted unless for
at an angle greater than • Garages on the secondary Encouraged requirements
subdued backdrop. maintenance or where approved
22.5 degrees. street must be located at least • The laneway elevation should by the developer in writing.
0.5m behind the dwelling wall complement the rest of your
• Lots with a frontage equal
and a maximum of 2.5m from
to or less than 7.6m to the 2.7 the side boundary.
dwelling, with the same design
qualities and character.
primary street - roof form
pitched at an angle greater
CROSSOVERS, • All garages shall be enclosed • Where possible, provide a CORNER LOT STANDARD LOT
than 25 degrees. DRIVEWAYS with a door and installed prior major opening from a habitable
• Must be constructed in a single AND GARAGES to occupation. room to overlook the laneway.
material and colour. • Carports are not permitted
Streetscape and security are except for dual street frontage
• Gutters and downpipes must enhanced through the careful and laneway lots and must be
complement the dwelling. design of your crossovers, enclosed with a door.
•
Highly reflective roof tops driveways and garages.
such as zinc aluminium are Encouraged requirements
not permitted. • Internal garage storage
MANDATORY REQUIREMENTS is encouraged.
Encouraged requirements
• Your driveway must be
• A light-coloured roof is constructed from brick paving,
2.0m
encouraged to reduce solar exposed aggregate concrete, 2.0m
absorbency and energy usage. block pavers or patterned
• Pre-finished corrugated metal concrete. Grey or painted 1.8m Max ColorBond® Good
concrete is not permitted. Neighbour Fencing
sheeting and low-profile roof
tiles are encouraged. 1.2m high Front Fencing
8 / Felixstow Design Guidelines Felixstow Design Guidelines / 9
• Photovoltaic panels and solar
2.10 2.11 hot water units should be
positioned to access northern
OUTDOOR PLANT AND and western sunlight and
AREAS AND EQUIPMENT should be integrated with the
LANDSCAPING roof profile of the home and
not elevated at any angle to
Your outdoor living area MANDATORY REQUIREMENTS the roof pitch.
should be designed to receive • All dwellings must include
northern winter sun whilst • Building services such as air-
at least a 2000L detention
providing protection from rain, conditioning units, satellite
rainwater tank in the Felixstow
winter breezes and the hot dishes, TV antennae, meter
redevelopment area and 1000L
summer sun. Well designed boxes, NBNco box, solar hot
retention as per National
front yard and verge areas water units and photovoltaic
Construction Code.
can increase security, privacy, panels must be screened
from public view or located
energy efficiency, water Encouraged requirements
efficiency and improve the in the least visibly obtrusive
• Building services should be
presentation of your dwelling location from adjacent streets,
finished in a similar colour to the
and your family’s asset. laneways and parks.
roof and located to minimise
• Clothes drying and bin storage potential nuisance, such as noise
MANDATORY REQUIREMENTS
area must be screened and
behind front facade of
to neighbouring properties.
4.1 GLOSSARY
the dwelling.
• Complete front landscaping Architectural Element Estate Works Main Building Line
within three months of moving
A design feature incorporated Structures and works undertaken Is measured from the front
into your dwelling and continue to
maintain lawn and garden areas. 3.1 OTHER IMPORTANT ITEMS as a separate, identifiable part as part of subdivision construction most habitable room on the
of a building that adds visual primary street elevation, not
Encouraged requirements SA Housing Authority has SA Housing Authority reserves interest to a facade Facade the projection of a feature
carefully planned the location the right to amend Felixstow
• Your landscape design and The face of a building, typically
of services and infrastructure Design Guidelines at any Awning the primary street elevation
Porch
plant selection should respond
for the redevelopment. If there point in time.
to local conditions and A roof structure supported by showing its most prominent An overhanging area of roof
is a need to relocate existing
homeowners are encouraged Landowners are responsible a frame and located over a architectural features created through an indentation
services or a level change
to consider native and water- for checking whether any of window to provide shade in the floor plan, usually where
from the existing levels at the Front Fencing
wise options. the following items apply prior a door is located
property boundary, the owner/s Corner Lot
to design. Any fencing forward of the
will be required to address these Portico
at their own expense. • Geotechnical soil A lot with more than one street main building line
classification (may require front boundary An entry feature with a separate
It is a requirement for you to special design) Gable roof and supported by posts,
commence construction of your • Existing infrastructure such Eaves A triangular top section of a wall pillars or piers
dwelling within 12 months of as retaining walls, fences, A roof overhang that provides on a building with a pitched roof
settlement of the land contract. utilities, or similar shading to a wall face
Primary Street
Construction should take no longer Habitable Room The street providing main
• Bushfire Management Plan
than 12 months to complete, Elevation pedestrian access to the dwelling
• Noise Attenuation Plan All living rooms, kitchens,
including front landscaping.
An external wall of any part of bedrooms, activity rooms
If a Building Envelope Plan (BEP) a dwelling facing a boundary and studies
Public View
is associated with your allotment, An area in view from common
the BEP will prevail over the spaces such as parkland or streets
design guidelines if there are
any discrepancies.
10 / Felixstow Design Guidelines 11 /Document name Felixstow Design Guidelines / 11
5.1 BUILDER CHECKLIST Garages on secondary streets
can be located a maximum of
All dwellings must include at least
a 2000L detention rainwater tank
Laneway Lots
Vehicle access must only be
Other Important Items
Detailed site plan including fencing
HOUSE DESIGN 2.5m from the side boundary and
should be at least 0.5m behind
in the Felixstow redevelopment
area and 1000L retention as per
from the laneway. details, floor plan and elevations,
materials and colour specification
the dwelling wall. National Construction Code. The garage door must not
to be included within the
project into the laneway when
Front Elevation Colours and Materials application for Developer Approval.
All dwellings to have a garage Secondary Street Elevation/ opened or closed.
A veranda, portico or porch Do not use primary and vivid enclosed with a door installed Corner Lots Developer Approval from SA
must be provided to the front colours and reflective surfaces. prior to occupation. Carports are The front of your dwelling
The appearance of the front Housing Authority must be
of the dwelling. This should be not permitted except for dual overlooks the adjoining street
Colour and material palette must façade must extend to the obtained prior to applying for
a minimum of 1.5m in depth and street frontage and laneway lots or park, not the laneway.
be provided on front elevation secondary street frontage Development Approval from the
have the same design qualities and must be enclosed with a door. City of Norwood, Payneham & St
plans for developer approval on corner lots. Fencing
and character as the dwelling. Peters to construct your house.
(includes walls, roof and trims). The location of your garage has Side and rear boundary fencing
The main colour and materials
The front of the dwelling must considered proposed crossover between neighbours to be 1.8m If there is a need to relocate
Roller shutters on publicly visible used on the primary elevation
contain the front door and have and driveway locations to avoid Good Neighbour Colorbond existing services or a level change
windows are not acceptable. must ‘wrap’ around the corner
windows with a clear view of the the removal of street trees or fencing with no exposed from the existing levels at the
for the portion of the dwelling
street. The front door must not Roof must be constructed in a conflict with service infrastructure. structural posts, in Grey Ridge. property boundary, the owner/s
visible from the street (2m from
be accessed from the garage. single material and colours for Any changes will require NPSP will be required to address these
the side wall forward of the
No obscure glass, bathrooms or gutters and downpipes must approval and costs to change Secondary corner fencing should
boundary fence) with the same at their own expense.
ensuites should be visible on complement the dwelling. at owner/s’ expense. be constructed from treated
design qualities and character It is a requirement for you to
front elevations. timber in natural tones, brick,
High reflective roof tops Garage roofing materials, to enhance street appeal. commence construction of your
rendered finish or colorbond
A minimum of two different such as ZINCALUME are colours and styling must sheet metal in Grey Ridge with dwelling within 12 months of
The exposed secondary street
materials or finishes are not permitted. complement the dwelling. feature piers. settlement of the land contract.
facade must incorporate at least
incorporated on the walls of the Construction should take no longer
The front wall height for the Front Yard Landscaping one window.
front building elevation, with a If you wish to install a front fence,
than 12 months to complete.
maximum of 80% of the building full width of the elevation to be Front landscaping works must be Your dwelling, if overlooking a front fences must be a minimum
elevation in a single material or minimum of 2.7m for single storey completed within three months of street or park reserve, must be of 0.9 m high to a maximum If a Building Envelope Plan (BEP)
finish (excluding doors, windows dwellings with lot frontages less moving into your dwelling. designed to incorporate windows of 1.2 m high and must include is associated with your allotment,
and roof). than 7.6m wide. and balconies to capture views transparent components, open the BEP will prevail over the
Where double width driveways in style to ensure views are design guidelines if there are
and provide surveillance into
One of the following materials Driveways and Garages are co-located with an adjoining maintained into the street. any discrepancies.
adjacent public spaces.
(mentioned above) must be Your driveway must be allotment, treatments such as low
provided in the front elevation constructed from brick paving, fencing and/or garden beds are Solid fencing is not permitted
Roof, Wall and Ceiling Height
of your dwelling (excludes door, exposed aggregate concrete, required to reduce visual impact. forward of the front of the dwelling.
Skillion roofs to have a minimum
window treatments, roof and block pavers or patterned pitch of 5 degrees and maximum Some allotments at Felixstow
garage doors): concrete. Grey or painted Plant and Equipment
pitch of 15 degrees. may have had fencing installed
• Rendered brickwork concrete is not permitted. Building services such as air-
by the developer. This developer
• Feature cladding conditioning units, satellite dishes, Traditional pitched hip and valley
Garages for single storey constructed fence should not be
TV antennae, meter boxes, roof form:
• Stone cladding dwellings are to be set back a changed or adjusted without the
NBNco box, solar hot water units Lots with a frontage greater than
• Timber cladding minimum of 5.5m from the primary prior approval of the developer.
and photovoltaic panels must 7.6m to the primary street - roof
• Other feature approved street. Garages for double storey be screened from public view Please be aware for corner lots,
form pitched at an angle greater
by SA Housing Authority dwellings must be setback a or located in the least visibly side fencing must be installed
than 22.5 degrees.
minimum of 6m from the primary obtrusive location from adjacent 2.0m behind the forward most
Eaves to be a minimum of 400mm street. Garages must also be set Lots with a frontage equal or less
streets, laneways and parks. point of the closest wall of the front
width extend along the full width than 7.6m to the primary street
back a minimum of 0.5m and a property boundary. Please take this
of the front elevation. Clothes drying and bin storage - roof form pitched at an angle
maximum of 2m behind the main into consideration when selecting
face of the dwelling unless stated areas must be screened and greater than 25 degrees.
Include at least 400mm the front rooms due to any privacy
otherwise in the Building Envelope indicated on submitted drawings.
articulation in floor and roof plan For 2 storey dwellings, roofs concerns you may have.
required for primary elevation. Plan (BEP) should this apply to
concealed by parapet walls and
your lot.
other architectural treatments will
be considered on merit.
12 / Felixstow Design Guidelines Felixstow Design Guidelines / 13
felixstowsa.com.au January 2021
You can also read
