Tullamore Design Guidelines The Grange - Stage 6 June 2018
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Tullamore Design Guidelines
The Grange - Stage 6
June 2018
PG ⁄ 2
THE TULLAMORE VISION
— 04 —
PURPOSE OF THE GUIDELINES
— 05 —
MIRVAC HOMES
— 06 —
APPROVAL PROCESS
— 07 —
HOUSE DESIGN AND SITING
— 11 —
HOUSE STYLE GUIDE
— 18—
LANDSCAPE
— 32—
APPENDICES
— 46 —
PG ⁄ 3
1.0 THE TULL AMORE VISION
Mirvac is one of the leading brands in the Australian This sophisticated vision extends to the architecture which
residential property market, consistently delivering incorporates timeless colours and materials blended
innovative and quality developments. across homes to express individuality, and to respond to
the unique characteristics of each home’s location, while
Tullamore is the next evolution in Mirvac’s residential presenting an attractive and cohesive streetscape that
portfolio that will see the prestigious Eastern Golf enhances the natural setting. Residents will have absolute
Course in Doncaster, 13kms east of Melbourne’s Central pride in their home and the community in which they live.
Business District, transformed into yet another of
Mirvac’s award-winning residential developments. At Tullamore, residents will have the opportunity to
experience life in perfect balance within an exceptional
Set on 47 hectares of lush fairways and nature reserve, landscape steeped in history, adorned by nature and
the Development Plan provides for approximately 800 in close proximity to amenity within the well-established
dwellings including a mix of Mirvac built-form townhouses and highly sought after suburb of Doncaster.
and free-standing homes, vacant land allotments
available for external builder and architecturally
designed homes, and potential for higher-density
apartment dwellings along Doncaster Road.
Named after the 19th century clubhouse located on
site, a local landmark first built as a homestead for
pioneering medical professional Sir Thomas Naughton
Fitzgerald, Tullamore will retain the elegance of this
historic area, including conservation and refurbishment
of this and other unique heritage features.
This exceptional site will showcase Mirvac’s pre-eminence
in creating sustainable living environments amongst
existing neighbourhoods and natural environments.
The landscape of Tullamore has been nurtured and
maintained since the 1850s, and this natural legacy
will be celebrated with more than 20 percent
of the site devoted to green open spaces.
The vision for Tullamore is defined by this lush landscape,
open parklands and playgrounds, walking trails amongst
established trees, substantial new landscape plantings,
and meandering paths through the uniquely-designed
residential neighbourhood. A large nature reserve
will be retained and carefully maintained, providing
beautiful vistas and walking environments, as well as
protecting the homes of local Rosellas and other birdlife.
An integrated water management plan ensures the
long-term sustainability of this remarkable landscape.
Spectacular from the start, the entry at Tullamore
is inspired by the historic homestead, which is
reflected in the materiality of the main boulevard,
bordered by bluestone walls, and anchored by
beautiful mature trees in the central median.
PG ⁄ 4
2.0 PURPOSE OF THE GUIDELINES
The Design Guidelines have been prepared to The Design Guidelines provide flexibility for housing
ensure Tullamore is developed to the highest design and accommodation requirements, while
standard, and presents as an aesthetically- ensuring that each purchaser’s investment is protected
pleasing residential neighbourhood. through consistent implementation of the Tullamore vision.
The Guidelines outline house design and siting The Guidelines will also provide for an approval
requirements, and provides valuable advice to process which seeks to achieve an optimum outcome
ensure each purchaser can achieve an optimal for purchasers within a minimum time-frame.
housing outcome. The Guidelines will assist you
in the design of your new home including exterior
colours and materials, landscaping, and fencing in
accordance with the design vision for Tullamore.
PG ⁄ 5
3.0 MIRVAC HOMES
In addition to land allotments offered for sale at Tullamore,
Mirvac will be constructing a range of townhouses and
premium family homes on selected allotments.
The design and siting of all Mirvac homes will have
specific design controls which may vary to those set out
in the Tullamore Design Guidelines.
Mirvac will be responsible for the design, planning, and
other authority approvals required for the construction of
all Mirvac dwellings.
PG ⁄ 6
4.0 APPROVAL PROCESS
The Mirvac Design Committee (MDC) will be The Tullamore Design Guidelines incorporate
responsible for assessing all homes proposed all applicable requirements stipulated within
within Tullamore. The MDC will be assessing each the Development Plan; purchasers are invited to
proposal’s compliance with the Tullamore Design review this document to further understand the
Guidelines, Restrictions on the Plans of Subdivision, preferred development outcomes for Tullamore.
and the Building Envelope Plans (as applicable).
Compliance with the Restrictions on the Plans of
Notwithstanding the MDC’s assessment, all Subdivision, the Manningham Planning Scheme,
homes proposed will also be required to and the Building Regulations will be assessed by
comply with the Manningham Planning Scheme your registered building surveyor as part of the
-for further information, please refer to: building permit application. In accordance with
the Restrictions on the Plan of Subdivision, and as a
http://planningschemes.dtpli.vic.gov. condition of your Contract of Sale, approval from
au/schemes/manningham the Mirvac Design Committee must be obtained
prior to construction commencement. This approval
The zoning and overlay provisions of the Manningham
is applicable to all land allotments and comprises
Planning Scheme state that the Tullamore site is
assessment against the Tullamore Design Guidelines.
within a Residential Growth Zone (RGZ), and that a
Development Plan Overlay is applicable to the site.
As such, the Eastern Golf Course Development Plan
September 2014 has been prepared by Mirvac and
approved by Manningham Council as the guiding
strategic document for the development of Tullamore.
PG ⁄ 7
TULLAMORE DESIGN GUIDELINES
L AN D PU R CHA SE, D E SI G N APPR OVAL AN D BU I LD I N G APPR OVAL PR O CE SS
STEP 1
PURCHASE YOUR SELECTED
ALLOTMENT FROM MIRVAC
STEP 2
DESIGN YOUR HOME
REVIEW DESIGN
& RE-SUBMIT
STEP 3
SUBMIT PLANS FOR APPROVAL TO
MIRVAC DESIGN COMMITTEE ( MDC )
APPLICATION
NOT APPROVED
APPLICATION
APPROVED
STEP 4
BUILDING PERMIT APPLICATION
( BY YOUR BUILDER )
STEP 5
COMMENCE CONSTRUCTION
STEP 6
COMPLETION, FINAL APPROVAL & MOVING IN
PG ⁄ 8
TULLAMORE DESIGN GUIDELINES
S T EP 1 – L AN D PU R CHA SE S T EP 4 – BU I LD I N G PER M I T APPLI C AT I O N (BY
YO UR BU I LD ER)
• Purchase your selected allotment from Mirvac
• Your registered building surveyor will require your home
• Provide your $10,000 Construction and Landscape design to comply with the Restrictions on the Plans of
Bond in accordance with the Special Conditions of Subdivision, any applicable Building Envelope Plan, and will
your Contract of Sale at the time of settlement require evidence of Mirvac Design Committee approval (usually
stamped plans)
S T EP 2 – D E SI G N YO U R H OM E • If any further design modifications are made, you will
be required to resubmit plans to the Mirvac Design
• Ensure your architect, builder, and designer are
aware of the requirements within the Tullamore Committee for reassessment
Design Guidelines, and any Restrictions on the Plan
of Subdivision. You should also ensure that you S T EP 5 – COM M EN CE CO NS T RU C T I O N
have complied with any applicable building codes,
Council by-laws, or other local authority requirements • When your registered building surveyor has issued
the building permit you are ready to start construction
S T EP 3 – SU BM I T PL ANS FO R APPR OVAL TO • In accordance with your Contract of Sale, construction
M I RVAC D E SI G N COM M I T T EE (M D C) must commence within 12 months of settling on your land,
and must be completed within 18 months of construction
• Submit completed Design Assessment Form and commencement
Assessment Fee to Mirvac prior to design submission
• For those allotments with a boundary / boundaries adjacent
• Submit your house design including landscaping to public open space areas, Mirvac will endeavour to construct
plans, fencing details, exterior colour and materials your fence on these boundaries as soon as possible, but
schedules, and images to the Mirvac Design generally no later than 90 days of issue of your Certificate of
Committee for assessment Occupancy ( Refer Appendix A for Fencing Plan)
• Ensure your submission contains all of the required • In accordance with your Contract of Sale, your land allotment is to
information (as set-out in the checklist) be well maintained, free from rubbish and debris from the time of
settlement and throughout construction.
• If your design is considered non-conforming, you will receive
a letter/email outlining the reasons for your non-conformance.
Your design will need to be revised and resubmitted in full as S T EP 6 - COM PLE T I O N, FI NAL APPR OVAL &
required. Additional fees may apply M OV I N G I N
• Landscaping to your allotment is required to be completed
within 120 days of issue of the Certificate of Occupancy
• The Construction and Landscape Bond will be returned
upon inspection of your house by a Mirvac representative,
confirming all Design Guideline criteria and site management
requirements within the Contract of Sale have been met.
PG ⁄ 9
4.1 PL ANNING CHECK LIS T
Site Plan Checklist Sections
North Point Scale (1:100, 1:200)
Scale (1:100, 1:200) Natural ground level
Lot boundaries, title boundaries and setout locations Finished ground level
Building footprint (outliner) Cut and fill levels
Slab Levels Ceiling heights
Site contours, site levels Building heights relative to ground level
Building setback dimensions (from all boundaries) Materials and finishes
Location of driveway and crossover (as per engineer plan) Roof pitch and materials
Location of fencing and gates
Location of retaining walls (where applicable) Elevations
Location of swimming pools (where applicable) Scale (1:100, 1:200)
Location of services (hot water service, water tanks, air conditioning) Natural ground level and finished ground level
Connection to recycled water indicated Building heights relative to ground level
Location of all outbuildings Materials and finishes
Location of all services/ancillary items including Roof Pitch and materials including dimensions of eaves
water, gas and electricity meters
Shadow Diagram for 9am, 12pm and 3pm Location of services (hot water service, solar panels, air conditioning)
Sensor light notation
Landscape Plan Checklist
Floor Plan Checklist Driveway materials, finish and specifications (dimensions)
North point Entry path including dimension and fence line, materials and colours
Scale (1:100, 1:200) Established tree locations, species, height and diameter
Finished floor levels Planting theme and density including shrub locations and species
All key internal rooms and spaces Ground cover and species (include imagery)
Internal floor area Turf/lawn extent and species
Internal garage area Clothesline location
Smart wired accordance with NBN requirements Hot water service location
Garage Dimensions Letter box dimensions, imagery, colour and location
Site coverage Bin storage & screening
Site permeability Note: Landscape plan to be prepared by Landscape Architect
Materials & Finishes Schedule (include colour and images) Forms/Reports
All Building façade materials and colours Design Assessment Application form and payment for assessment
All roof colours and materials (full profile images to be provided) Energy Report
All fencing finishes and colours Sustainability compliance form
Garage Door profile, imagery and colour Landscape request form
Front Door imagery and colour Façade Material Analysis table
PG ⁄ 105.0 HOUSE DESIGN AND SITING
5.1 SITING CONSIDER ATIONS BU I LD I N G EN V ELO PE S
• Building envelopes apply to all vacant land
Specific considerations apply to certain allotment siting allotments, and are detailed within Appendix B in
conditions; these address issues such as allotment access, the Guidelines. Each building envelope is generally
streetscape presentation, and boundary setbacks. in accordance with the dwelling siting and setback
provisions in the Manningham Planning Scheme
(ResCode), but also considers any allotment-specific
D E SI G N O B J EC T I V E S
characteristics, such as adjacent public open space
• To ensure each home is designed to maximise the • The building envelope represents the area within
distinctive characteristics of the allotment and its which a dwelling and garage must be sited; it is not
surroundings, and to achieve a cohesive streetscape representative of the required dwelling and garage
outcome. Characteristics to be considered include: footprint. ResCode site coverage requirements apply
–– Dwelling orientation and boundary setbacks, • Where a building envelope permits, it is preferred that
including capitalising on views and public open the garage is sited on the side allotment boundary
space adjacency where applicable for efficient site usage. Generally, construction to one
–– Solar access, cross-flow ventilation, and side boundary only will be permitted
prevailing weather conditions • The MDC will review all sitings to ensure compliance
–– Maximised living areas designed to integrate with the building envelopes, and may require
with private open space amenity amendments to achieve preferred streetscape
outcomes.
–– Vehicle / pedestrian access points
–– Opportunities for retention of existing trees and R E SCO D E
vegetation within private allotments
• Purchasers are also reminded that notwithstanding
• To ensure purchasers are encouraged to adopt
the design requirements outlined within these
housing designs which utilise the site’s existing
Guidelines, all house designs and sitings must comply
topography rather than undertake large-scale
with the requirements of the Manningham Planning
earthworks. The use of split-level house designs and
Scheme, and in particular, the residential provisions of
garages under living areas are encouraged (where
Clause 54 (ResCode)
appropriate)
• ResCode also deals with amenity impacts on
• To ensure purchasers take into consideration the
neighbouring dwellings (such as overlooking),
overall streetscape presentation, and in particular, the
and the MDC will take this into consideration when
house siting, earthworks, and levels of neighbouring
reviewing applications
allotments
• Purchasers should seek early advice from the MDC
• To ensure all homes enjoy satisfactory amenity and
with regard to information pertaining to neighbouring
private open space to protect individual purchasers’
properties.
investments
• Purchasers are encouraged to make enquiries with SI T I N G SCENAR I OS
the MDC prior to purchasing or submitting plans for
approval to ensure compliance with the Design There are four general allotment siting scenarios within
Guidelines. Tullamore - these are detailed over. House designs
should seek to maximise the opportunities presented
by the siting scenario specific to each allotment.
Depending on location, a combination of siting
conditions may be applicable to an allotment.
PG ⁄ 11TULLAMORE DESIGN GUIDELINES
ADJACENT SECONDARY STREET
ALLOTMENT
Allotment Boundary
PRIMARY STREET
PRIMARY STREET
Allotment Boundary
Allotment Boundary
Allotment Boundary
Proposed Dwelling
ALLOTMENT
ALLOTMENT
ADJACENT
ADJACENT
Proposed Dwelling
Allotment Boundary
Allotment Boundary
ADJACENT
ALLOTMENT ADJACENT
ALLOTMENT
S TAN DAR D ALLOTM EN T CO R N ER ALLOTM EN T
• Single (primary) street frontage • Has at least two adjoining boundaries facing
streets
• Neighbouring properties to side and rear
boundaries • The front boundary of a corner allotment is the
narrower frontage (primary street frontage)
• Generally detached dwellings
• Homes must be designed to address all street
• Provides for typical boundary setbacks
frontages
• High-quality landscaping to front yard
• A high-quality design solution to maximise the
specific location opportunities
• House designs must present an aesthetically-
pleasing façade to public open space areas
Generally detached or semi-detached dwellings
• May provide garage / vehicle access from
either primary or secondary street frontage (in
accordance with civil engineering plans)
• High-quality landscaping to front and side yards
PG ⁄ 12TULLAMORE DESIGN GUIDELINES
ADJACENT
ALLOTMENT
ADJACENT
OPEN SPACE
Allotment Boundary
PRIMARY STREET
Allotment Boundary
Allotment Boundary
ADJACENT
ALLOTMENT
Allotment Boundary
PRIMARY STREET
Proposed Dwelling
ADJACENT
Proposed Dwelling OPEN SPACE Allotment Boundary
ADJACENT
ALLOTMENT
Allotment Boundary
ADJACENT
ALLOTMENT
ALLOTM EN T ADJACEN T TO PU B L I C O PEN M ED I UM D EN SI T Y H O USI N G
SPACE AR E A S
• These allotments typically require assessment
• Has at least one boundary adjacent to public under a separate planning permit application with
open space areas Council
• Typically incorporates semi-transparent fencing • Housing seeks to maximise allotment efficiency
to boundaries adjacent to open space areas to
• May include variations from ResCode standards
provide for increased view amenity and passive
surveillance of public open space • Generally attached or semi-detached townhouse
dwellings
• A high-quality design solution to maximise the
specific location opportunities • Townhouse will be designed to respond to specific
siting conditions
• House designs must present an aesthetically-
pleasing façade to public open space areas • Front fencing is permitted
• Generally detached dwellings
• High-quality landscaping to front and side / rear
yards which face public open space areas
PG ⁄ 13TULLAMORE DESIGN GUIDELINES
5.2 SE TBACK S CO N T R O L S
The following standard dwelling and garage setback
Dwelling and garage setback requirements are outlined requirements apply to residential allotments at Tullamore:
within the Building Envelope Plans and in Appendix B of
these Guidelines. These are generally in accordance • 4.0 metre minimum setback from the primary street
with the standards set-out in the Manningham Planning frontage to the dwelling
Scheme (ResCode), but may apply some individual lot- • 5.0 metre minimum setback from the primary street
specific requirements where particular design outcomes frontage to the garage. Where a tandem car parking
are desired. arrangement is proposed, the minimum setback must
Note: Dwellings adjacent existing residential are subject be increased to 5.5 metres
to additional rear or side setbacks. • 3.0 metre minimum setback from rear boundary to the
It is strongly recommended that purchasers check the dwelling
relevant building envelope applicable to their allotment • 2.0 metre minimum setback from secondary street
prior to siting the proposed house. frontage to the dwelling
The MDC can also provide purchasers with advice to • 2.0 metre minimum setback from any boundary
assist in achieving optimum house siting outcomes. adjacent to public open space areas
• 2.0 metre minimum setback from the garage to a
secondary street frontage for a corner allotment (in
the instance where garage vehicle access is from the
secondary street)
PRIMARY STREET PRIMARY STREET
4.0m
4.0m
min.
min.
5.0m
5.0m
min.
min.
Allotment Boundary
Allotment Boundary
Garage Garage
2.0m
min. SECONDARY STREET
ADJACENT ADJACENT ADJACENT
ALLOTMENT ALLOTMENT ALLOTMENT
Allotment Boundary
Allotment Boundary
2.0m
Side setbacks as
Side setbacks as
min.
per ResCode
per ResCode
3.0m
3.0m
min.
min.
Allotment Boundary Allotment Boundary
ADJACENT ADJACENT
ALLOTMENT ALLOTMENT
FIG 01. Standard Lot Setbacks FIG 02. Corner Lot Setbacks
PG ⁄ 14TULLAMORE DESIGN GUIDELINES
• Garages are encouraged to be sited on the side Additional setback requirements apply to future
boundary where possible to maximise allotment residential allotments located adjacent to existing
siting efficiency General Residential Schedule 1 (GRZ1) zoned dwellings.
• In the instance that more than one setback attribute The following requirements are applicable only to those
applies, the setback stated in the relevant Building boundaries shared with existing homes in the GRZ1 :
Envelope Plan must be adopted
• A boundary setback at ground level of 5.0 metres
• See Figures 01 - 03 below, for further information minimum
Notwithstanding the setback controls stated herein, • A boundary setback at Levels 1 and 2 of 8.0 metres
purchasers should consider individual allotment minimum
gradients to ensure the house and garage siting
• Where possible, purchasers are encouraged to
responds to the gradient characteristics of the site. In
consider retention of existing trees and vegetation,
particular, purchasers should ensure that driveway
and incorporate as part of the house siting
gradients provide suitable and convenient garage
access. • See Figure 04 below, for further information.
PRIMARY STREET PRIMARY STREET
4.0m
min.
4.0m
min.
5.0m
min.
5.0m
min.
Garage Garage
Allotment Boundary
Allotment Boundary
Side setbacks as
2.0m
per ResCode
min.
ADJACENT
ALLOTMENT
ADJACENT
OPEN SPACE ALLOTMENT
PARK / RESERVE
Side setbacks as
per ResCode
Side setbacks as
per ResCode
Allotment Boundary
Allotment Boundary
ADJACENT
ALLOTMENT
5.0m min.
8.0m min. upper
ground
Allotment Boundary
levels
OPEN SPACE
PARK / RESERVE
EXISTING GENERAL RESIDENTIAL
SCHEDULE 1 ALLOTMENTS
FIG 03. Lot Setbacks Adjoining Public Open Space FIG 04. Lot Setbacks Adjoining Existing Residential (GRZ1)
PG ⁄ 15TULLAMORE DESIGN GUIDELINES
5.3 ADDITIONAL SITING • All overlooking windows of habitable rooms must
be obscured to a minimum height of 1700mm above
CONSIDER ATIONS floor level
• Sliding windows are not permitted to the first floor
SO L AR / EN ERGY EFFI CI EN C Y CO N T R O L S unless sill is a minimum height of 1700mm above floor
level
• Homes must be designed to achieve a minimum 6
star NatHERS energy rating, however it is strongly • All habitable windows or raised open space of a
encouraged that purchasers investigate design of building on an allotment must not provide a direct
homes which achieve a 7 star NatHERS energy rating. line of sight into within 5 metres of a habitable room
Design considerations which can increase a home’s window or on to a secluded private open space of
energy rating include: an existing dwelling on an adjoining allotment
–– Upgraded wall and ceiling insulation • Where required, purchasers should utilise
landscaping to achieve increased privacy to rear
–– Double glazing
and side yard areas
–– Photovoltaic cells for power generation
• All dwellings must be orientated to maximise the use V EH I CLE / PED E S T R IAN ACCE SS AN D C AR
of solar energy, and living areas should be located to PAR K I N G CO N T R O L S
maximise northern solar access
• Each home should have a clearly visible front
• The MDC will not be reviewing compliance with
pedestrian entry from the street
the energy rating legislative requirement as it is the
responsibility of your building surveyor. It is advised • Siting and design of the house must ensure
that adequate consideration be given during the appropriate level of pedestrian and vehicular access
design phase to avoid the requirement to resubmit is achieved based on the topographic constraints of
amended design drawings to the MDC. specific allotments (i.e. suitable gradients to achieve
safe and convenient access)
• Each home must demonstrate sufficient provision
V ISUAL PR I VAC Y CO N T R O L S for resident car parking in accordance with the
requirements in the Manningham Planning Scheme.
All homes must ensure that visual privacy of neighbouring
Car parking on nature strip or open space areas will
properties is respected.
not be permitted.
All homes must ensure
that visual privacy
of neighbouring
properties is respected
All dwellings must
maximise passive solar
energy opportunities,
particularly for
living areas located
to face north
Garage door that
doesn’t dominate
the streetscape Homesmustbedesigned
to achieve a minimum
Siting and design of 6 star NatHERS
the house must achieve energy rating, and
a safe and convenient should aim to achieve
level of pedestrian a 7 star NatHERS
and vehicular access energy rating
Designated bin Amenity impacts on
storage areas must adjacent dwellings,
be screened from in accordance with
view and must not be ResCode, must
visible from the street be considered
FIG 05. General Siting Controls
PG ⁄ 16TULLAMORE DESIGN GUIDELINES
R E TAI N I N G WALL CO N T R O L S
Mirvac has thoroughly reviewed the design of each
allotment such that a balance has been achieved
between retention of the site’s natural topographic
characteristics, and the provision of an efficient building
envelope for purchasers. Where required, Mirvac may
also construct retaining walls to boundaries as part of
the civil construction works. Purchasers must not alter
any constructed retaining walls without the MDC’s prior
consent.
Due to the topography of the site many allotments may
require additional retaining walls. Any proposed retaining FIG 06. Internal Boundary Retaining Walls 0.5m - 1.0m
walls must adhere to the following controls:
• Achieve a setback from title boundary such that
the retaining wall asset is entirely within the subject
property, with provision for garden bed planting
within the area to be retained (plants at maximum
600mm spacing). Retaining walls must also
incorporate appropriate ag-drainage infrastructure.
• Retaining walls to areas adjacent to the primary
or secondary street frontage, or to public open
space areas must be less than 1000mm in height.
Walls greater than 500mm high must be masonry
constructed and rendered or feature blockwork and
must be setback a minimum of 500mm from the title
boundary. FIG 07. Internal Boundary Retaining Walls over 1.5m
• Any proposed retaining wall to internal rear or side
boundaries must be less than 1500mm in height.
Where additional retaining height is required, walls
must be tiered to spread the retained height between
2 or more walls, with a minimum 500mm wide terrace
between each wall to incorporate additional garden
bed planting. Any proposed variations to this will be
assessed on an individual basis by the MDC. Large-
scale retaining walls are discouraged.
• Where retaining is required to existing boundaries
external to the site (General Residential Zone -
Schedule 1), retaining walls must be a minimum of
600mm from the existing boundary to minimise
disturbance to existing vegetation
FIG 08. Existing Residential Boundary Interface
• Consideration must be given to prevent undermining
of neighbouring properties in circumstances when
proposing construction of additional retaining walls,
or undertaking construction works adjacent to
existing retaining walls. Proposals must be reviewed
by a qualified building surveyor and must adhere to
specific requirements of the Building Code of Australia
(refer: Part 6 – Building Works within the Building
Regulations 2006)
• See Figures 06 - 08 right, for further information.
PG ⁄ 176.0 HOUSE ST YLE GUIDE
Contemporary Australian Architecture will best define
the style of housing to be delivered at Tullamore.
Each home will be an individual statement for the owner,
as well as integrate with adjacent dwellings to form a
complimentary and harmonious streetscape. Homes
will be designed to be sympathetic to the natural
characteristics of the site, and present an aesthetically-
pleasing built-form outcome to public areas.
The use of simple architectural forms and well-
proportioned façade elements, combined with
the controlled use of materials and colours will
facilitate exceptional design outcomes.
Typical facade examples envisaged by these Image supplied by Urban Edge Homes
Design Guidelines are provided below.
Image supplied by Englehart Homes Image supplied by Metricon
Image supplied by Lucas Morris Homes Image supplied by Porter Davis
PG ⁄ 18TULLAMORE DESIGN GUIDELINES
For single storey homes, eaves must be provided to the street
6.1 FAÇ ADE DESIGN
face (or both street faces on a corner allotment), and returned a
minimum of 3.0 metres
D E SI G N O B J EC T I V E S • Eaves must be provided to all sides of double storey
• To ensure house designs are contemporary in homes for pitched roof forms
approach, and exclude references to historical styles • The pitch of hip or gable roofs must be between 17.5 & 30
or reproductive decorative details degrees. Skillion roofs must be between 7 & 15 degrees.
Final approval will be at the discretion of the MDC
• To ensure homes are well articulated and
proportioned to reduce the overall visual bulk and • Other roof forms may also be considered for approval where
scale of the building they compliment the architectural intent of the home and
• To achieve a high level of street surveillance through contribute positively to the streetscape outcome.
promotion of street facing windows • Walls over 8.0 metres in length without windows or articulation
• To ensure allotments which have any street, park, or are not permitted
other open space frontages are designed such that • Garage door profiles must reflect the general
all facades present well when viewed from public character of the façade. No historical decorative
areas. ornamentation or stylistic influences are to be
incorporated in the profile
G EN ER AL CO N T R O L S • The colour of garage doors must complement the
colour palette used on the house façade
• Front entries located on the street-facing façade of the
house should provide a visually significant entrance • Tilt-panel or roller door garage doors are not
statement from the street. Any front door glazing must permitted; panel lift, sectional panel or similar doors
be linear in shape are encouraged
• A minimum of 450mm eaves must be provided for houses with Homes with facades adjacent to public open space
pitched roofs. Eaves must be provided to all side of homes except areas (roads, parks, reserves) are important due to their
where finished to a boundary or homes with a parapet wall detail. increased level of public visibility. These facades will be
a major feature of streetscapes and will provide visual
amenity to the development. As such, additional facade
controls apply as detailed below.
Roof pitch - generally
‘flat’ roof style
with incorporated
parapet detailing Well proportioned
articulation to façade
using balconies and
a stepping of form
Clean, simple
materials palette
Incorporate feature
blades, eaves and a well
defined front door
Garage door that
doesn’t dominate
the streetscape, in
complementary Integrated
materials landscape approach
complementary to the
character of Tullamore
FIG 09. Facade Controls / Considerations
PG ⁄ 19TULLAMORE DESIGN GUIDELINES
CO R N ER ALLOTM EN T CO N T R O L S –– Additional windows which match the style used
on the front façade
A home on a corner allotment must be designed to address each of
–– Use of privacy screens
the front and side streets and any adjacent open space and must
include the following treatments: • High quality landscaping to both primary and
secondary street frontages. Landscaping is also
• Windows are required to the side façade within 3.0 metres of
encouraged where additional privacy is required by
the front of the home to address the secondary street frontage
purchasers (for example, the use of hedge or screen
or adjacent public open space area
planting)
• Blank walls facing a secondary street frontage or public open
• All corner home proposals will be reviewed by the
space area are prohibited
MDC, and additional treatments may be required to
• Walls greater than 8.0 metres in length must include additional ensure all homes located on corner allotments are
wall articulation. Additional roof articulation must be provided visually appealing to public areas.
where the roof length exceeds 16.0 metres (through gables or
hipped roof sections)
• The following treatments are to be considered:
–– Variation in materials between the upper and lower
storeys
–– Articulation of the side façade through the use of
pop-outs, bay windows, balconies, pergolas,
and other similar elements
PRIMARY STREET
Facades designed
to address primary
and secondary
street frontages.
Consider use of
windows , balconies,
pergolas to add
variation and interest
Garage
SECONDARY STREET
Allotment Boundary
Allotment Boundary
ALLOTMENT
High quality
ADJACENT
landscaping to
primary and secondary
street frontages
Wall and roof
articulation to add
facade variation and
streetscape interest
Allotment Boundary
ADJACENT
ALLOTMENT
FIG 10. Corner Allotment Facade Controls
PG ⁄ 20TULLAMORE DESIGN GUIDELINES
PU B LI C O PEN SPACE ADJACEN C Y CO N T R O L S space areas. Landscaping is also encouraged where additional
privacy is required by purchasers (for example, the use of
A home within an allotment which is adjacent to a public open hedge or screen planting)
space area(s) must be designed to incorporate a high-quality design
• All proposals will be reviewed by the MDC, and
outcome to all facades which face public open space areas. The
additional treatments may be required to ensure all
following controls apply to allotments adjacent to public open
space areas: homes are visually appealing to public areas.
• Colours and materials are to be consistent with those used for
the front (and side) facades of the house (as applicable)
• Suitable articulation is required through the use of the
following treatments:
–– Variation in materials between the upper and lower
storeys
–– Articulation of the side façade through the use of pop-
outs, bay windows, balconies, pergolas, and other similar
elements
–– Additional windows which match the style used on the
front façade
–– Use of privacy screens
• High quality landscaping to all areas visible from public open
Wall and roof
PRIMARY STREET articulation to add
facade variation
and interest when
viewed from public
open space areas
Garage
Allotment Boundary
High quality feature
fencing to boundaries
adjacent to public open
space - fencing to be
installed by Mirvac
Allotment Boundary
ALLOTMENT
ADJACENT
OPEN SPACE
PARK / RESERVE High quality
landscaping to primary
street frontage and
areas adjacent to
public open space
Purchasers are
encouraged to orientate
living areas towards
areas with views of
Allotment Boundary
public open space
OPEN SPACE
PARK / RESERVE
FIG 11. Public Open Space Adjacency Facade Controls
PG ⁄ 21TULLAMORE DESIGN GUIDELINES
6.2 FAÇ ADE REPLIC ATION
• In the event that more than one application of
the same (or considerably similar) façade design
D E SI G N O B J EC T I V E S
has been submitted for allotments within close
• To avoid repetition of similar façade types within the proximity, approval will be given to the first complete
streetscape application to be received. Applications will be
assessed strictly in their order of receipt by the MDC
• To aid in the protection of each purchasers’
• Enquiries should be made to the MDC to determine
investment
whether a similar style façade has been proposed or
approved for use within the three allotment zone
CO N T R O L S
• Similar facades types will only be allowed if they
• A proposed dwelling must not have an identical are significantly different in appearance; this may be
façade to: achieved through variation of built-form articulation,
colours, and / or materials.
–– another dwelling within three allotments in either
direction on the same side of the street and / or
–– within three allotments on the opposite side of the
street
Subject Next Possible
Dwelling Replicated Facade
3 lot separation 3 lot separation
same or similar facade same or similar facade
PRINCIPAL STREET
3 lot separation SUBJECT
DWELLING
same or similar facade
FIG 12. Facade Replication Guide
PG ⁄ 22TULLAMORE DESIGN GUIDELINES
6.3 ORNAMENTATION • External lights shall be contemporary in design,
blending in with the colours and design of the home
• Window furnishings must be in accordance with the
D E SI G N O B J EC T I V E S
following specification types:
• To promote the use of a variety of supplementary –– Roller Blinds
building elements such as porches, balconies,
pergolas, and architectural screens to encourage –– Venetian Blinds
articulation of the façade
–– Roman Blinds
• To provide architectural interest to the streetscape
–– Curtains (note: lace curtains are not permitted)
and public open space areas (where applicable)
–– Hanging Blinds
CO N T R O L S –– Vertical Blinds
• Security doors must be of contemporary design, –– Timber Venetians
coloured to match window frames. Ornamental –– Timber Shutters
security doors will not be approved
• Colour of window furnishings:
• Security blinds or shutters are not permitted
–– the external face of all window furnishings shall be black,
• Ornamentation must be contemporary in design charcoal or white, except timber blinds, which shall be
and complement the home. Historical styles and / or clear finished cedar, black, charcoal or white.
period detailing will not be permitted (for example,
arches, fretwork, decorative columns, mouldings,
animal ornaments, gargoyles etc)
• Obscure glazing in street-facing doors or entrance
side-light windows must be submitted to the MDC for
review
• Excessive decorative glazing will not be permitted
• Front doors shall be contemporary in design and
without significant ornamentation
• Garden ornaments (including shrines) should be
screened from view in areas adjacent to street
frontages or public open space areas
Dwelling ornamentation should be similar to:
Balcony and porch articulation Porch and entry articulation
Parapet detailing Window screens & eaves Screen door types
PG ⁄ 23TULLAMORE DESIGN GUIDELINES
• Roof-mounted plant equipment, or ancillary services
6.4 RO OFS
(for example, air conditioning units, solar panels,
satellite dishes, etc) should be located away from
O B J EC T I V E S view from the street(s) and public open space areas,
or appropriately concealed by a structure integral to
• To encourage simple and well-proportioned roof the roof design
lines to create shadow and interest to the façade
• Purchasers are also encouraged to avoid or minimise
• To encourage a range of contemporary roof lines any roof-mounted plant equipment or ancillary
within a streetscape. services where possible.
CO N T R O L S
• Roofs must be finished in one of the materials listed
below and must be of charcoal colour
• Acceptable roof materials include:
–– Terra cotta or concrete roof tiles in a flat profile
–– Matt finished or non-reflective metal deck roofing
–– Note, steel roof tiles, raised roof tiles and
galvanised metal deck are not permitted
• No domes, turrets or spires are allowed
• Where flat roofs of less than 17.5 degrees are used,
a parapet must fully conceal the roof from all angles
when viewed from the street
• A roof fully concealed from view with parapets to
all sides is not required to comply with the materials
listed above
• All gutter and downpipe profiles or treatments must
complement the design of the home
• Rainwater heads are to be of a contemporary style
and design where visible from public areas
Image supplied by Mirvac
Image supplied by Urban Edge Homes Image supplied by Metricon
PG ⁄ 24TULLAMORE DESIGN GUIDELINES
Unacceptable wall materials include:
6.5 WALL MATERIAL S
• Face block work (unfinished)
D E SI G N O B J EC T I V E S • Mud brick.
• To encourage the use of masonry and rendered A combination of complementary materials and
masonry finishes to ground floor walls colours must be used to all walls facing a street or
public open space area(s); a minimum of two (2) and a
• To encourage the use of masonry, rendered masonry
maximum of four (4) materials must be used to compose
and light weight material finishes to first level walls as
these facades in accordance with the following:
appropriate
• To encourage the use of natural ‘feature’ materials • A limit of 75% total wall coverage (excluding windows
/ openings) applies to the use of any one material or
• To promote a controlled variety of materials and colour
colours which complement the site’s existing natural
characteristics and the landscaped public realm • External walls that are not visible from the street or
public open space area(s) must be constructed in
areas, and which serves to soften the streetscape.
colours and materials consistent with the front façade
of the home
CO N T R O L S
• Obscure glazing is not permitted to windows facing
Acceptable wall materials include: a street or public open space (obscure glazing to
entry doors / sidelight windows is acceptable).
• Face brickwork (untreated)
• Painted render – over masonry, fibre cement sheet,
foam, or Hebel cladding
• Painted weatherboards
• Painted fibre cement sheet cladding
• Clear finished timber boards
• Designer blockwork, Alucobond or similar – subject
to MDC review and approval
• Metal cladding (folded sheet metals / corten finish) –
subject to MDC review and approval
• Other finishes will be considered by the MDC on their
merits
Dwelling materials should be similar to:
Vertical panel cladding Horizontal panel cladding
Flat panel cladding Feature timber cladding Masonry types
PG ⁄ 25TULLAMORE DESIGN GUIDELINES
• Where the facade incorporates face brick, its use
6.6 COLOURS
in a contemporary stack bond appearance is
encouraged
D E SI G N O B J EC T I V E S
• The use of red bricks, or red toned bricks will not be
• To promote a controlled variety of colours which approved
complement the natural characteristics of the site, the • Ancillary items such as roof plumbing, pergolas,
public realm landscaping, and which serve to soften balustrades, and other minor architectural
the built-form streetscape fenestration items must be of similar colour to the
• To encourage a colour palette based upon neutral selected façade colours
and muted tones, with light and dark contrast colours • All colour schemes must be approved by the MDC.
to provide individuality to each home.
CO N T R O L S
• Proposed colour schemes must reflect a
contemporary design approach that complements
the design vision and is consistent with the colour
palettes outlined in the following
• Bright or fluorescent colours will not be approved
• A limit of 75% total wall coverage (excluding windows
/ openings) applies to the use of any one material
or colour. A single-colour façade facing a street or
adjacent to public open space areas will not be
approved
• Colours to the street facades and facades adjacent
to public open space areas are limited to four in total
• If used, accent or feature colours are to be applied to
a maximum of 10% of the total wall area of the façade
A minimum of two
and a maximum of
four materials must
be used to compose
the house facade(s)
Obscure glazing is not
allowed on windows Ancillary items such as
facing a street balustrades or screening
must be of a similar
or complimentary
colour to the selected
External walls that facade colours
are visible from the
street or public open
space area(s) must Use of a controlled
be constructed in palette of materials
colours and materials and colours which
consistent with the front complement the site’s
façade of the home existing natural
characteristics
Limit facade materials
to a max. of 75%
Designer or feature of the total wall
materials subject to coverage for any one
MDC approval material or finish
FIG 13. Colours / Materials Guide
PG ⁄ 26TULLAMORE DESIGN GUIDELINES
FACE B R I CK PALE T T E
E X T ER NAL CO LO U R PALE T T E
PG ⁄ 27TULLAMORE DESIGN GUIDELINES
By purchasing a home within an EnviroDevelopment
6.7 SUS TAINABILIT Y
you know that you are living in a community
with minimal impact on the environment, one that
Tullamore adopts the EnviroDevelopment model, encourages safe, healthy and active lifestyles and
which is a scientifically based assessment scheme that results in lower household energy and water costs.
independently reviews development projects and
awards certification to those that achieve outstanding Further information regarding EnviroDevelopment
performance across six sustainability elements: can be found in Appendix D.
• Ecosystem
• Waste
• Energy
• Materials
• Water
• Community
EnviroDevelopment projects have met stringent
standards set by an expert panel including experienced
ecologists, town planners, engineers, architects,
lawyers, economists and developers. The Technical
Standards are regularly reviewed and updated
to ensure they continue to recognise sustainability
achievements above government requirements and
in light of new technologies and industry standards.
PG ⁄ 28TULLAMORE DESIGN GUIDELINES
D E SI G N O B J EC T I V E S
Mirvac considers sustainable living to be a key design
component for all homes at Tullamore. While each home
is required to achieve a minimum 6 star NatHERS Energy
Rating, it is strongly encouraged that purchasers and
builders seek to achieve increased energy efficiencies
through the design and construction of dwellings which
achieve a 7 star NatHERS Energy Rating (First Rate,
Accurate or BERS rating tools are to be used to assess the
energy rating).
An increased NatHERS Energy Rating can
be achieved through incorporation of the
following elements where necessary:
–– Increased rating of wall and ceiling insulation (to
the required specification at a minimum National
Construction Code compliant levels)
–– Treated glazing or double glazing to windows
–– Draft sealing (for example, weather seals on
external doors)
–– Sealed exhaust fans
–– Ventilated living spaces
–– Maximum efficiency tap and sanitary-ware
fittings which reduce water consumption.
Additional sustainable living design objectives include:
• To set a new benchmark for high-quality sustainable
living, and encourage the incorporation of best-
practice sustainable initiatives
• To provide and encourage opportunities for residents
to reduce their carbon footprint
• To provide and encourage opportunities for residents
to reduce household expenditure related to energy
usage
• To maximise the use of standard sizes of materials
wherever possible to minimise wastage.
PG ⁄ 29TULLAMORE DESIGN GUIDELINES
EN ERGY CO NSUM P T I O N AN D CO 2 WAT ER CO NSERVAT I O N CO N T R O L S
R ED U C T I O N CO N T R O L S
To assist in achieving an overall reduction in household
To assist in achieving an overall reduction in household water usage, each home must incorporate the following
energy consumption and carbon-dioxide emissions, controls:
each home must incorporate the following controls:
• Each home must have recycled water connections
• Cross-ventilation design principles which maximise provided to external taps (front and rear), and all
the ability to naturally ventilate within and around toilets.
homes, and provide high-level open-able windows
A recycled water connection to the laundry is also
in multi-level homes to allow for heat removal
encouraged
• Use of louvres or ventilations systems (as appropriate)
• Dishwasher – minimum 3 star WELS rating, potentially
to maximise ventilation for prevailing breezes
saving up to 1,500L of water per year in comparison
• Shaded or appropriately glazed windows to a 1 Star WELS dishwasher.
• Gas cooktops Purchasers are also encouraged to select
dishwashers which achieve a maximum water
Purchasers are also encouraged to select gas ovens
consumption amount of 14 litres per use
where possible
• Tap-ware – minimum 4 star WELS rating, potentially
• Gas hot water systems
saving up to 57% of water per year in comparison to 1
Purchasers are also encouraged to select gas- Star WELS tap-ware.
boosted hot water systems where possible
Purchasers are also encouraged to select taps to
• Low-energy light fittings ( compact fluorescent or LED bathrooms, kitchen, and laundry that use equal to or
fittings) less than 6 litres per minute
• Increased rating to ceiling (minimum R3.5) and wall • Shower – minimum 3 Star WELS rating, potentially
insulation (minimum R2.0 saving up to 61,000L of water per year in comparison
to 1 Star WELS shower-head.
• Low-energy appliances (dishwashers with a
maximum energy consumption of 245kWh per Purchasers are also encouraged to select shower-
annum; air conditioning systems with a minimum heads which use equal to or less than 6 litres per
Coefficient of Performance (COP) of 3.20 and Energy minute
Efficiency Ratio (EER) of 3.00)
• WC – minimum 4 Star WELS rating.
• While not mandatory, purchasers are encouraged
Purchasers are also encouraged to select toilet basins
to select low-emission sustainably-selected materials
to bathrooms, ensuites, or powder rooms which use
such as low emissions paints and the use of E0 rated
equal to or less than 5 litres per use for a full flush
wood products
• Purchasers are encouraged to consider water-
• Standby ‘Green Switch’
efficient landscape design, soil mix, and plant
Purchasers are also encouraged to utilise any real- selections, with a target of a minimum of 70% of
time energy monitoring solutions provided by energy planted species to be drought tolerant
retailers to utilise opportunities to reduce energy
A completed Sustainability Compliance form must be
consumption.
included with your submission to the MDC. All items
on this checklist are mandatory and must be clearly
marked on the plans submitted for assessment.
All items must be installed prior to Mirvac refunding
the Construction and Landscape Bond.
PG ⁄ 30TULLAMORE DESIGN GUIDELINES
PG ⁄ 317.0 L ANDSC APE
7.1 L ANDSC APE DESIGN G EN ER AL L AN DSC APE CO N T R O L S
• In accordance with your Contract of Sale, all areas
D E SI G N O B J EC T I V E S visible from streets and public open space areas must
be completely landscaped (including all turf, soft
• To achieve an aesthetically-pleasing, contemporary landscaping, driveways and pathways) within 120
landscape treatment to the front of all homes, days of issue of a Certificate of Occupancy
establishing visual coherence to the streetscape
• Landscape designs prepared by a qualified
• To achieve aesthetically-pleasing landscape Landscape Architect must be submitted to and
treatments to the side and rear of allotments where approved by the MDC, in conjunction with your house
visible from public open space areas design prior to the commencement of construction
• To define individual allotment boundaries from the • Where allotments are adjacent to public open space,
public realm landscape plans for those adjacent areas are also
• To minimise the area of hardstand (e.g. driveways required for submission to the MDC for approval
and paving) and maximise the amount of soft • The Construction and Landscape Bond will be held
landscape elements (e.g. garden beds, turf, and until all landscaping and construction works are
permeable surfaces), particularly in areas that face complete in accordance with your approved plans
streets or public open space
• House designs should attempt to accommodate and
• Encourage the retention of existing trees within minimise disruption to retained trees where possible /
allotments where possible practical
• Encourage the use of decking and other outdoor • Consideration must be given to any services
living landscaping elements for allotments facing easements that have planting restrictions, particularly
public open space areas in respect of tree plantings – information is available
• To provide for screening of ancillary items including from the relevant service Authority
bins and clotheslines • Avoid the use of prohibited invasive weed species
• To provide opportunities for increased levels of • Landscape materials and colours should complement
privacy if required by individual allotments. the house façade materials and demonstrate a
consistent landscaping theme. Front gardens must
be landscaped and planted in accordance with the
following sections.
PG ⁄ 32TULLAMORE DESIGN GUIDELINES
FR O N T G AR D EN CO N T R O L S • The front garden must include a minimum of 8m2 of
lawn turf, ground cover planting or feature pebble /
The following minimum requirements are to be adhered to stone aggregate surface
for all front gardens:
• Consideration must be given to future landscape
• A minimum of one small tree per front garden must be maintenance requirements, in particular lawn mower
installed accessibility and storage
• There must be a hedge to the front boundary of the • Garden beds must be provided to the front and side
front garden. Hedges must be maintained to not boundaries of the front garden. Garden beds must be
exceed 1.2m height in front gardens a minimum 750mm wide (or minimum 500mm wide
between the driveway and side allotment boundary
• Impermeable hard surface materials must not exceed
where the garage is located on the allotment
60% of the front garden area including the driveway
boundary - see Driveways section)
and front path
• A minimum 1200mm wide garden bed is to be
• A minimum of 40% of the total front garden area is to
be soft landscape, and should consist of turf, garden installed at the front edge of the house.
beds and permeable surface materials including
decorative stone aggregate or pebbles
• At least 30% of the soft landscape area must consist of
planted garden bed
PG ⁄ 33TULLAMORE DESIGN GUIDELINES
L AW N (PR E- G R OW N T U R F) CO N T R O L S 7.2 APPROVED PL ANT SPECIES
Grass lawn areas are to be a warm season turf variety
such as Kikuyu or Buffalo, to be maintained to a mown In keeping with the established character of Tullamore
height of between 40mm and 75mm and regularly and wider Doncaster, a diverse plant palette that includes
edged to present neatly. Natural grass is to be installed a range of indigenous, native, and exotic species is
on a minimum 100mm depth of suitable topsoil. provided to maintain a cohesive character for the
streetscape while allowing a degree of design flexibility.
Synthetic turf will not be approved.
D E SI G N O B J EC T I V E S
G AR D EN B ED CO N T R O L S
• Plant species to be used in front gardens (and side
A minimum 200mm depth of suitable topsoil is to be gardens to secondary street as applicable) are to be
installed to all garden bed areas. Garden bed areas hardy, appropriate to the site, and have reasonable
are to include an 80mm depth of mulch to retain moisture drought tolerance to reduce the need for irrigation
within the soil and suppress weed growth. Garden beds
• A range of plant types that have diversity in form,
must be mulched with one of the following types of mulch:
scale and texture are to be included in each front
• Pine bark, brown colour no particle larger than garden so that a layered and visually interesting
50mm, 80mm loose compacted depth appearance is achieved
• Recycled hardwood mulch, no particle larger than • A mixture of evergreen and deciduous species is
50mm, 80mm loose compacted depth encouraged to provide seasonal colour and foliage
variations to streetscapes
• Gravel screenings (containing no fines) grey or brown
in colour • To assist in private garden plan selection, a list of
approved plant species is included as Appendix C
• Decorative stone pebbles in natural colours of grey within these Guidelines. A photographic selection
to brown of approved plant species is also provided on the
• Note: brightly coloured/dyed wood mulches and following pages.
pebbles (such as red and white) are not acceptable.
Garden beds must be flush edged to present neatly
CO N T R O L S
using one of the following types of edging: • Purchasers should select plants from the approved
plant species list, and as a minimum, installed in the
• Timber: ACQ treated pine 25mm width, or Hardwood pot sizes and adhering to planting spacing as noted
10mm width
• Steel: Electro-galvanised mild steel edging 75-100mm • Selected plants should be ‘non-invasive’, and should
depth x 3-5mm width. not include plants identified on Manningham Council’s
weed list. For further information, please refer to:
http://www.manningham.vic.gov.au/pests-
and-weeds
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