July 2017

DRAFT MOOBALL DEVELOPMENT DESIGN

GUIDELINES

AIMS OF GUIDELINES

1. DWELLINGS RELATE TO CONTEXT

This document describes and demonstrates principles that will help new houses relate to their surroundings. Specifically:

the subtropical climate of Mooball

the original rainforest landscape and current agricultural setting

the local village building forms of Mooball, Burringbar and Murwillumbah

2. DEVELOPMENT HAS HARMONY AS A WHOLE

This document provides a framework that is intended to produce a collection of dwellings that relate harmoniously to each other as a group but allow individual expression.

3. QUALITY AND EFFICIENT DWELLINGS

This guide contains specific examples of site strategies and housing forms that create good quality, light and airy dwellings that relate well to their site. The examples also demonstrate how good dwelling design can improve the way people relate to their garden, their street and their broader environment.

MOOBALL – THE EXISTING CHARACTER

M O O B A L L

M O O B A L L ' S S U B T R O P I C A L C L I M A T E

Mooball has:

No dry season

High rainfall

Warm and humid summers

Mild winters

If dwellings are designed to suit Mooball's subtropical climate, they will require very little air conditioning, heating or daytime lighting. They will also be cheaper to run and more enjoyable dwellings to live in.

THE MOOBALL CLIMATE

DESIGN APPROPRIATE HOUSING – KEY PRINCIPLES

HOUSES THAT:

1. Are sited well to take advantage of the available breezes, views and sunlight

2. Have well-proportioned roof forms with generous overhangs for protection from hot sun and subtropical rain

3. Have thoughtfully located and well roofed deck areas to help people enjoy their environment

DESIGN APPROPRIATE HOUSING – KEY PRINCIPLES

HOUSES THAT:

4. Have good cross ventilation, especially through living areas

5. Have appropriate ceiling heights with ventilated roofs to allow hot air to escape

6. Allow for a generous and well located garden areas to catch and cool prevailing breezes and provide garden views from the house

post office

Mooball main street

bushland

pub

flat land

creek and rainforest vegetation

parkland with hoop pines

western hill

steeply rising land

southern ridgeline

TYPICAL LOT TYPES – KEY MAP TYPE 1: 450m² sites

- car access from south - views to north bush land

BUSHLAND

TYPE 2: 450m² sites - car access from north - views and rear to pathway

CREEK

TYPE 3: 600m² -700m² sites - car access from north - views and edge to park land

PARK

PARK

70 60 50 40 30 20

TYPE 4: 600m² min sites

- corner sites - car access from east

TYPE 5: 900m² - 1200m² sites

- car access from west - steep slopes (from east to west) - east views and edge to farm land

TYPE 6: 600m² - 750m² sites

- car access from north - steep (land rises to south) - views north over parkland

TYPE 7: 450m² - 600m² sites

- car access from east - steep (land falls to east) - views over creek to east

TYPE 8: 3ha min sites

REFER TO SITE TYPE PLANS FOR:

- very steep (land rises to south) - views across valley to north

TYPE 1 - single level house TYPE 2 - single level house (alternative) TYPE 4 - corner house TYPE 5 - split level house TYPE 6 - high set dwelling TYPE 7 - indicative siting diagram TYPE 8 - indicative siting diagram TYPE 9 - siting guide

TYPE 9: - commercial site

MOOBALL DEVELOPMENT GUIDELINES

1.0 GENERAL GUIDES

1.1 Site/ Dwelling Design 1.2 Roofs 1.3 Decks and Verandahs 1.4 Materials 1.5 Doors and Windows 1.6 Fencing 1.7 Landscaping 1.8 Water tanks 1.9 Solar Power 1.10 Driveways

2.0 SITE SPECIFIC GUIDES 2.1 Maximum Floor Space Ratio 2.2 Setback to Second Storey 2.3 Cut and Fill to site 2.4 Location of decks and terraces 2.5 Gates and Fencing 2.6 Sites adjacent farm land, bush land, green path, park or creek

1.0 G E N E R A L G U I D E S

1.1 SITE/ DWELLING DESIGN

OBJECTIVES:

Below are the key objectives that must be considered before any building designs can be proposed:

- TYPOGRAPHY

Consider the typography of the site i.e.: How does the land fall across your site (and neighbouring land)?

- SUN

Appropriate consideration of sunlight on the site. Where does the sun rise and set from your site? Where is north? How will the hot western sun affect your site?

- BREEZES

Due consideration of breezes and maximization of natural ventilation. Where do the cooling summer breezes and cold winter winds come from?

- VIEWS

Consider significant views to and from the site. What views are there from the site and how can these be maximized or enhanced?

Thoughtful consideration of these objectives will provide a solid foundation for the design of your dwelling.

TIPS:

- If you are using existing plans (e.g. project home designs), consider the

objectives to help determine what changes need to be made to allow the house to make the most of its' setting.

- Locate your garages or carport on the 'worst' corner of the site (typically the south west);

- Locate your garden and outdoor living area in the 'best' location so that it

receives good light northern and breezes (typically the north east);

- Ensure that living areas have good cross ventilation; and

- Make sure the internal living areas are arranged to make the most of views

into your garden and green areas beyond your site.

1.2 ROOFS

OBJECTIVES:

The below roof controls are intended to produce roof forms that provide adequate protection from rain, sun light and heat.

They are also intended to produce roof forms that compliment other roof forms within the development and the region at large.

These forms relate strongly to the surrounding hilly landscape and vernacular building forms. Roof geometries and forms are to be in proportion with dwelling.

CONTROLS:

a. EAVES and HOODS

- Minimum eave width of 600mm to a minimum 80% of dwelling; and - Windows and doors are to be protected from rain and sun with window awnings or

hoods (where not covered by eaves).

b. GEOMETRY

Poorly resolved roof designs are not acceptable.

- Minimum roof pitch of gable roof: 22° - Minimum roof pitch of hip roof: 22° - Minimum roof pitch of skillion roof: 10°

- Ceiling height to living areas of 2.4m to 2.7m.

- Front facade of hip roofed dwelling designs must be articulated with a minimum

of one gable.

c. DETAILS

- Any posts and roof structure relating to entry roofs, deck or terrace roofs are to be

timber or steel. No cladding to posts or columns permitted.

- All roof cavities are to be externally ventilated.

- For sites up to 20m wide, all dwellings must include a roofed front entry and projecting deck or terrace element which extends at least 50% of the frontage of the building (excluding garage) or at least 25%of the site frontage.

TIPS

- Soffits, fascias and guttering all play an important role in keeping your home pest

free and dry, they are also highly important from an aesthetic point of view. Raking soffits are a recommended treatment of any dwelling.

- Where possible rafters, should be left exposed as this accentuates the roofline.

- The location and design of any entry elements should be des igned to protect

the front of the building, and especially the front door, from sun and rain.

Refer to the relevant SITE TYPE PLAN for recommended location of decks and verandahs.

1.3 MATERIALS

OBJECTIVES:

Dwelling designs should incorporate specific roofing styles, materials and colours to distinguish and give prominence to different aspects of the dwelling, and assist in its articulation and individual identity of the dwelling. CONTROLS:

a. ROOFING

Acceptable roofing materials are Colorbond steel; Zincalume steel or Polycarbonate. No tiled type roofing material i s permitted.

b. CLADDING

- All elevations fronting a street or public area must provide for at least two cladding materials.

- Acceptable cladding materials are:

Timber Cladding (weatherboards, chamferboard etc.);

Sheet plywood products;

Colorbond steel or zincalume steel;

Fibre cement cladding (sheet cladding*, horizontal cladding boards, etc)

Cement Render (refer to Roofing and Decks and Verandah Guides)

Note: * Fibre Cement Flat sheet can only be used with timber cover batten detail. No expressed shadow gap detail permitted.

c. BRICK

- Brick is permitted as both a construction material and a veneer/ cladding material but is limited to a maximum 75% of the building and must be complimented with at least one other material on any elevation addressing a public area (walkways or streets).

- Face bricks must be a red, warm brown or blue tone. White, cream, tan or grey face brick tones are not permitted.

1.4 DOORS AND WINDOWS

CONTROLS:

- The front door must be clearly visible from the street.

TIPS:

- Windows of living/ dining/ kitchen spaces are encouraged to have direct view through to street.

- Windows are to compliment the house as a whole. They should intentionally

frame views and be designed in such a way that allows effective cross ventilation.

1.5 FENCING

TIPS:

- Fences are optional, so please refer to the recommended fence requirements for your site as noted on the relevant SITE TYPE PLAN or the Tweed Shire Council DCP.

- Typical fencing requirements are as follows:

Side fence: maximum of 1.8m high

Front fence: maximum of 1.2m high (50% open)

Rear fences: - adjoining neighbour: maximum of 1.8m high - adjoining other*: maximum of 1.2m high (50% open) (*i.e

farm land, bush land, green path, park or creek)

- You should refer to the SITE TYPE PLAN relevant to your site to determine the front and rear setbacks of your dwelling to 1.8m side fences.

1.6 LANDSCAPING

OBJECTIVES:

To carefully consider landscaping as part of the overall dwelling design, as well as protecting and retaining indigenous native vegetation where possible Landscaping should be designed to increase privacy between neighbouring dwellings without excessive shadowing or blocking primary views or existing solar panels.

CONTROLS:

- Any landscape plan prepared must show at least 80% being native species.

- Where lots adjoin indigenous/native vegetation, native indigenous plant species must be used for a distance of 10m from any lot boundaries adjoining bushland.

TIPS:

- Well-considered planting can provide excellent privacy screening, evaporative cooling, green views for the interior, and of course food!

- If the garden areas are very important to you, you might want to begin with locating

the garden areas in their ideal locations and then position your outdoor and living areas around the garden.

1.7 WATER TANKS

The climate and location of the site is perfectly suited to water collection. If you include water tanks as part of your dwelling all of your garden water needs could easily be provided by your own tank water.

1.8 SOLAR POWER

The site is wells suited to solar power generation. During the design process consider the benefits solar power might offer your home.

1.9 GARAGES, CARPORTS AND DRIVEWAYS

OBJECTIVES:

A garage or carport should complement the overall home design with similar eaves, roof lines and materials. The garage should not dominate the front façade. CONTRO LS:

- A maximum garage door width of 6m is permitted.

- The driveway must reduce to a maximum width of 3.5m at the property boundary.

TIPS:

Consider using a permeable surface for your driveway, for example: plain concrete, exposed concrete, concrete pavers etc. These surfaces allow greater room for planting, can be more cost effective, reduce the radiant heat and allow for water to naturally filter through ground surface.

2.0 LOT TYPE - SITE SPECIFIC GUIDELINES

2.1 FLOOR SPACE RATIO

CONTROLS:

Floor Space Ratios are based on the various Lot Sizes as follows:

450m² - 549m² 55% FSR

550m² - 749m² 55% FSR

750m² - 899m² 50% FSR

900m² + n/a

Commercial 80% FSR

TIPS:

- The Floor Space Ratio (FSR) is the maximum amount for gross floor area allowed

for each site. It is a percentage of the total site area. - The maximum floor space ratio is not the same as site cover, as outlined in the

Tweed Shire Council DCP.

2.2 SETBACK TO SECOND STOREY

It is important that two storey dwellings do not overshadow or limit the amenity of neighbouring properties. Impacts may be loss of sun to living or private open spaces, loss of outlook to the broader tree canopy, limiting of natural ventilation. Refer SITE TYPE PLANS for specific requirements.

2.3 CUT AND FILL TO SITE

OBJECTIVES:

To keep cut and fill to a minimum by considering the following on steeply sloping sites:

lightweight construction

split level planning

suspended upper floor construction CONTROLS:

Refer to the Tweed Shire Council DCP for the relevant cut and fill requirements.

2.4 LOCATION OF DECKS AND TERRACES

OBJECTIVES:

To locate the primary deck or terrace of each dwelling to best take advantage of site (e.g. to receive best aspect, to capture best view, to overlook garden etc.).

Each dwelling should preferably have an entry deck or terrace to the street to provide a covered entry, visual depth to front facade and allow for casual interaction with street.

CONTROLS:

- Decks and terraces must be constructed using lightweight material.

- The structural posts must be timber. They cannot be concealed or clad in any kind

of sheet product. These areas are to have as much exposed structural and roof framing as possible.

TIPS:

You should refer to the SITE TYPE PLAN relevant to your site for more specific detail regarding the location of decks and terraces.

2.5 GATES AND FENCING

CONTROLS:

- Sites adjacent bushland, green pathway, creek or park (not farm land) are required to

have gate access through to shared green area.

TIPS:

You should refer to the GENERAL GUIDELINES for fencing (Section 1.6 above) as well as referring to the Tweed Shire Council for specific DA fencing requirements.

2.6 SITES ADJACENT FARM LAND, BUSH LAND, GREEN PATH, PARK OR CREEK

TIPS:

- Don’t forget to take note of 2.5 GATES AND FENCING (above) as sites adjacent bushland, green pathway, creek or park (not farm land) must have gate access through to shared green area.

- Don’t forget to take note of 1.3 DECKS AND VERANDAHS (above) as decks or

terraces are required to overlook park land, path, bushland, creek sites where adjoining these sites.

- You should also refer to SITE TYPE PLANS for any lot-specific requirements.