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GLADES

HOME OWNERS ASSOCIATION

PRECINCT DESIGN MANUAL

MAY 2004


3.4 THE GLADES PRECINCT

Introduction

The broad description of the architectural character(s) to be adhered to in The Glades Precinct can be described as falling into a "Mountain Cabin" style.

"Mountain Cabin" architecture is characterised by elements such as stone and timber, rustic face brick or bradstone in mountain colours (such as sandstone or granite), thatched or natural coloured slate roofs.

1. SERVITUDES AND GENERAL BUILDING RESTRICTIONS

1.1 A 3,0 metre public right of way for hikers and horse riders is to run past the properties as indicated on the development plan. This area may not be fenced, restricted or encroached upon.

1.2 All buildings, including outbuildings, are to be restricted to the prescribed development area as indicated on the relevant development plan.

1.3 Any terraced or paved areas to be not less than 2,0m away from any property or subdivision boundary.

1.4 All building plans should be submitted to the Home Owners Association for approval prior to submission to the local authority (Refer to Section 2).

1.5Plans for all outbuildings and facilities facilities (e.g. pools, squash and tennis courts, sheds and additions including temporary structures such as garden sheds, greenhouses and carports, walling and fencing) are to be submitted to the Home Owners Association and the project architect for approval prior to submission to the local authorities. Neighbours consent must be obtained, and cannot be reasonably withheld, before submission to the local authorities.

2. FOOTPRINT INCLUDING OUTBUILDINGS

2.1 The entire building footprint of the buildings in the Glades Precinct, including all covered terraces, outbuildings and garages is to be set at the following maximums:

  • Portions 45, 46, 47, 48, 53, 68 and 77 : 210m²
  • Portion 78 : 200m²
  • Portion 79 : 182m²

2.2 The remaining portions will have a maximum footprint of 160m², including all covered terraces, outbuildings and garages.

2.3 Owners are encouraged to provide parking and storage space under the building deck rather than a collection of individual buildings. Should this not be possible then the buildings should be arranged as a cluster on the site.

2.4 The building(s) should be positioned on the property to show due respect for neighbouring property's views and privacy.

3. RAISED DECK AND ROOF HEIGHTS

3.1 Buildings should be designed and located to rationalise site and slope conditions.

3.2 All building decks should not be raised by more than 2,500mm to underside of deck support structure on the proposed building platform, subject to the Home Owners Association's consent.

3.3 No vertical grading of more than 1,500mm (was 1000mm) may be undertaken to establish a suitable building platform, without prior consent from the Home Owners Association.

3.4 In the case of timber buildings, roof height will be limited to a height of 6,5m from the constructed deck height to the pitch of roof. In the case of masonry constructed buildings, the roof height will be restricted to a height of 6,5m from average ground level of house footprint to the roof pitch.

3.5 Only single storey and split-level buildings will be permitted.

3.6 Attic rooms are permissible subject to a maximum area of 45m² (was 36m²) useable space (measured from 2,1m floor to ceiling height), with small dormer windows permitted, subject to the Home Owners Association's consent.

3.7 The area beneath the deck may be partially enclosed to house a storeroom or garage. The timber structure supporting the deck may remain visible to retain the single storey appearance.

4. ELEMENTS

4.1The table below indicates in general terms the elements and colours considered acceptable for the Glades Precinct and those that will be excluded.

ELEMENT
/ ACCEPTABLEMATERIALS /FORM / SPECIFIC EXCLUSIONS
1. PLAN FORM /
  • Plan form should be rectangular or comprised of rectangular or square forms
  • Angular or curved elements will be permitted as long as they do not override the general form of the plan
  • These will be subject to the Home Owners Association’s approval
/
  • Circular, angular polygonal plan forms

2. EXTERNAL WALLING /
  • Plaster and paint (in natural tones or pale shades) on brick or blockwork
  • Painted bagged brickwork (Imperial brick size only)
  • Selected facebrick
  • Natural stone or 'Bradstone'
  • Natural or painted timber or fibre- cement clapboarding
/
  • Bright or primary colours
  • Unpainted block or brickwork (excepting selected facebrick)
  • Painted bagged blockwork or 'Maxi' brickwork
  • 'Calsica' facebrick other than natural colours

3. ROOF FORMS /
  • Double pitched
  • Hipped or gable ends
  • Lean to roofs
  • Verandas roofs
  • Dormer windows
  • Minimum 30°; Maximum 45° roof pitch
/
  • Mono pitch roofs
  • Low roof pitches
  • Flat roofs
  • Reproductions or imitations of 'Cape Dutch' gables

4. ROOFING MATERIALS /
  • Thatch
  • Timber or asphalt shingles
  • Natural or square cut fibre cement. slate
  • Flat profile 'Slatelite' or 'Broseley' concrete tile
  • Galvanised iron or fibre cement corrugated roof sheeting
  • Colour subject to Home Owners Association's approval
/
  • Mitred or scalloped fibre cement tiles
  • 'IBR' or large profile fibre cement sheeting (e.g. 'Big Six')
  • White, metallic, reflective bright colours (except as approved by Home Owners Association)

5. WINDOWS /
  • Square or vertical double-square proportions
  • Natural or painted hard-wood, PVC or Aluminium frames Colour subject to Home Owners Association's approval
/
  • No wide sliding doors
  • Horizontal proportioned openings (e.g. wide sliding doors)
  • Bright primary colours (except as approved by Home Owners Association)
  • Reflective glass
  • Glass blocks

6. DOORS /
  • Single or double proportioned openings
  • Natural or painted timber
  • PVC or Aluminium frames
  • Colour subject to Home Owners Association's approval
/
  • No wide sliding doors
  • Bright primary colours (except as approved by Home Owners Association)

7. DRIVEWAYS AND PATHWAYS /
  • Clay brick pavers or cobblestones
  • Clean gravel or 'Laterite' drive-way
  • Hardwood timber boardwalks or railway sleeper pathways
/
  • Untinted concrete drive-ways
  • Uncoloured asphalt or 'chip and spray'

8. BOUNDARY WALLS, FENCES AND ENCLOSURES /
  • Only the immediate environs of the dwelling unit may be walled ie kitchen yards / containment of pets). Maximum 2000 mm ht
  • Yard walling may be plastered block or brickwork , painted in natural colours, alternatively selected rustic facebrick, natural stone or 'Bradstone'
  • Boundary fencing (for erf) may be of treated or natural or painted timber fencing, alternatively paddock style timber and wire mesh fencing with screening vegetation (for erf) max 1200mm ht , design to WHOA approval
/
  • Pre-cast concrete fencing walling ('Vibracrete')
  • Unpainted brick or blockwork (except for selected facebrick)
  • Profiled sheet metal

9. LEVELS AND SITE WORKS /
  • Buildings should be designed and. located to rationalise site and slope conditions
/
  • Excessive 'cut and fill' and excavations will not be permitted
  • Stabilising materials other than as approved by Home Owners Association

10. HEIGHT OF BUILDINGS /
  • In the case of timber buildings, roof height will be limited to a height of 6,5m from the constructed deck height to the pitch of roof
  • In the case of masonry constructed buildings, the roof height will be restricted to a height of 6,5m from average ground level of house footprint to the roof pitch
  • The ground floor wall plate height will be restricted to 2,6m
  • Owners are encouraged to consider the use of attic space accommodation with dormer or roof windows
  • Attic accommodation is subject to a maximum of 45m² (was 36m²) useable space, (measured from 2,1m floor to ceiling height)
  • Only small vertically proportioned dormer windows are permitted, subject to Home Owners Association’s consent
  • Dormer windows are subject to a 2m maximum width and minimum gap between windows of 2,0m
/
  • Large spans resulting in excessively high roof lines should be avoided
  • Double storey buildings will not be permitted

11. LANDSCAPING /
  • Buffalo lawn or other indigenous grass
  • Retain as many pine trees as possible to retain the “Mountain Cabin” ambience
  • All trees with a diameter greater than 100mm(excluding invasive Category 1 plants & trees) are to be retained unless they fall within the building site
  • Trees with a diameter of less than 100mm may be felled
  • All lawn areas should be restricted to a maximum of 5% of the total property
  • Alien vegetation occurring on the site such as Hakea, Port Jackson and Rooikrans must be eradicated by the owner
  • Simple mass and screen planting tolerant of both shady conditions and acid soil would ensure a suitable frame to the mountain cabins
  • All lawn areas should be restricted to a maximum of 5% of the total property thus ensuring the continual forest character of all properties
  • Only subtle outside garden lighting will be permitted.
/
  • Kikuyu grass
  • Invasive alien trees
  • Extensive decorative gardening or 'fyn-tuin' would not be visually appropriate
  • Declared Invasive Category 1 plants

12. FACILITIES
(pools, tennis and squash courts and general outbuildings) /
  • All to comply with the materials and design manual as set out above.

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CHITTENDEN NICKS DE VILLIERSREF: 98430/Wedderwill Design Manual

environmental planning, urban design, landscape architectureMay 2004