Landscape and Architectural Standards
Table of Contents
1.0 INTRODUCTION
2.0 MASTER PLAN CODES
2.1 Ecologically Sustainable Development
2.1.1 Environmental Objectives
2.1.2 Energy
2.1.3 Materials
2.1.4 Water
2.1.5 Waste
2.3.1 Landscape
2.3.2 Plant Materials
2.3.3 Design Concepts
2.3.4 Plants
2.3.5 Miscellaneous Furnishings
2.3.6 Street Furniture
3.0 RESIDENTIAL AREA CODE
3.1 General
3.1.1 Built Form
3.1.2 Block Design Standards
3.1.3 Building Design Standards
3.1.4 Air Conditioning
3.1.5 Colours
3.2 House Dwellings
3.2.1 Dwelling Mix and Sizes
3.2.2 Character and Form
3.2.3 Style and Language
3.2.4 Construction
3.2.5 Architectural Materials and Finishes
3.2.6 Design Standards
3.3 Unit Dwellings
3.3.1 Dwelling Mix & Sizes
3.3.2 Characters & Forms
3.3.3 Style & Language
3.3.4 Construction
3.3.5 Architectural Materials and Finishes
3.3.6 Design Standard
APPENDICES
1 Plant Species
2 Definitions
3 Installation Parameters to Apartment Air Conditioning
4 Schedule of Approved External Paint Colours
5 Architectural Materials and Finishes
6 Flyscreens & Security Screens
1.0 Introduction
Purpose of This Document
Under By Law 2 of the Newington Stage 2 (Precinct 2) Community Management Statement (CMS), the Contractor may prescribe Architectural Standards and Landscape Standards for any Community Development Lot. Once served on the Community Association, the Community Association is responsible for the Architectural Standards and Landscape Standards. This document is the Contractor’s prescribed Architectural Standards and Landscaping Standards.
These standards apply to all Community Development Lots contained in the Newington Stage 2 Community Plan except for Lots 2,3,4,and 5 (this lot contains the roads proposed to be dedicated in part or whole to Auburn Council) and Lot 35 (being the central park proposed to be dedicated to Council).
Refer to By-Law 2 of the CMS for further information on these standards.
Under By- Law 3.5 of the CMS, the Executive Committee of the Community Association, in making a decision on whether to consent to an application to carry out Works (as defined in the CMS), must ensure that the works comply with the Architectural Standards and Landscaping Standards.
1.2 Newington Precinct 2 Design Concept
Precinct 2 forms part of the overall residential development of Newington, which is intended to consist of 3 separate residential precincts, a mixed-use retail/commercial/community and light industrial precinct, and a primary school zone.
The development is based on the concept of an “Urban Village” with clearly defined centres and edges. The focal point of Newington is the Village Centre located in the retail precinct. The edges of Newington are defined by the existing light industrial development to the west and existing residential development to the south-west, the M4 Motorway to the South, the proposed Millennium Parklands to the East and Holker Street to the North. Each residential precinct has the “Village Green” as the focal point. Green corridors separate them from each other. Each residential precinct consists of individual houses in the main body of the precinct and apartment blocks generally distributed at the perimeter forming well defined urban edges to the precinct at the interface with Millennium Parklands.
2.0 Master Plan Codes
2.1 Ecologically Sustainable Development
- Substantial reduction in CO2 emissions compared to similar developments.
- Substantial reduction in household energy demand.
- Substantial reduction in the use of PVC.
- Certainty in delivering a high quality of life to residents through local employment, an accessible environment, quality open space and non-car based transport strategy.
- Substantial reduction in potable water usage (subject to availability).
- Substantial reduction in residential waste to landfill through recycling.
2.1.1 Environmental Objectives
An integrated design process will ensure that ESD principles are incorporated from broad scale master planning down to individual building details. The design controls contained in these standards and elsewhere are to ensure the following outcomes:
2.1.2 Energy
Principles
Substantial reduction in household energy demand.
The creation of the world's largest photovoltaic residential power station.
Design Standards
100% of all houses in Newington Stage 2, by the time of the Olympic Games in the year 2000, are to be fitted with rooftop photovoltaic cells sufficient to generate the dwelling's average household energy demand. Houses built after the Olympics are encouraged to fit rooftop photovoltaic cells.
Single lot dwelling living spaces are generally to be orientated to within 20deg west of North and 30deg east of North and open directly onto north facing private open space.
Single lot dwellings are to be designed to ensure minimum of 2 hours of solar access to a minimum of 50% of the required provision of adjacent private outdoor living space (as per Built Form Controls) between 9am and 3pm midwinter.
North facing windows are to be maximised and have horizontal protection to ensure shading of glazing occurs when the Midday sun angle is 65deg or more. Shading devices to north facing windows shall provide sun penetration when the midday sun angle is 34 deg or less.
Minimise window sizes where facing south, west and east or install vertical screens or solar film to west and east facing windows.
Residential insulation requirements:
Minimum R1.5 to walls
Minimum R2.5 to roofs
High mass materials are to be used where possible. Concrete slab on ground is to be used where topography allows. Elsewhere precast or suspended concrete floors to ground floor areas.
Where practical and appropriate, floors to informal living areas to be finished in materials to maximise solar heat absorption in winter.
Maximise cross ventilation.
Where practical and appropriate, skylights and/or wind-powered ventilators are to be installed to increase natural ventilation and enhance natural lighting. Position stairwells to create a stack effect to enhance natural ventilation and remove warm summer air from upper floors.
Roof spaces are to be ventilated.
Gas boosted solar hot water systems are to be installed with remote storage tank.
Five star rated appliances only are to be used.
Gas cook tops are to be used.
Gas heating outlets are to be installed in living spaces.
Trees and shrubs are to be selected and positioned to maximise solar penetration in winter and minimise it in summer (deciduous plants on the north side of outdoor spaces). Plant types are to be selected to not overshadow rooftop solar collectors. Positioning of planting is to assist in the enhancement of cool summer breezes and the protection from hot summer and cold winter winds.
Use predominantly lighter coloured external finishes.
All windows and doors are to be weather stripped to minimise infiltration and exfiltration.
Minimise thermal bridges and, if they are necessary, these are to be of low conductance materials.
Where practicable, external space is to be allowed for clothes drying within each lot.
A maximum of 80MJ/m2.yr heating energy requirement to 20deg C per dwelling is to apply
2.1.3 Materials
- Environmental impact throughout their life cycle
- Energy use throughout their life cycle
- Carbon dioxide emission during manufacture, use and disposal
- Toxicity content, toxin production during manufacture, use and disposal
- Reactive organic compound content
- Rare and non-renewable material content
- Potential for end of life re-use or recycle
- Re-use or recycled material content
- Transport and distribution requirements
- Thermal comfort
- Maintenance
- Durability
- Cost
Design Standards
Material selection must take into account the life cycle effect of their manufacture, use and disposal to minimise the effect on the environment. The following environmental factors shall be considered in such analysis:
2.1.4 Water
Design Standards
Potable and non-potable water supply (from Sydney Water mains and from OCA's reclaimed water system respectively) have been reticulated throughout Precinct 2.
If non-potable water facility commences operation, non potable water supply may be connected to WC cisterns and external hose cocks within each dwelling lot. However, until after the Olympic Games potable water will be circulated through the non-potable system.
Flow reducing fittings or flow reduction valves are to be installed to all outlets other than those connected to non-potable supply.
Plant species that are drought resistant or will require minimal watering once established are to be used.
Apply water-conserving landscape practices wherever possible, including soil amendments, mulch, irrigation zoning, limited turf areas, planting in relation to micro-climate, water scheduling and selection of plants with water needs that match site rainfall and drainage conditions.
If the non-potable water supply commences operation, non-potable water supply is to be connected to any public domain irrigation system.
Irrigation systems to the public domain are to be water efficient drip type with automatic shut-off in the event of rain.
2.1.5 Waste
Design Standards
Where space exists, waste bins are to be stored in a dedicated service area within the lot boundary of each house.
In multi unit developments, a central garbage room is to be included to incorporate adequate bins for recyclable waste, green waste and food waste and waste for disposal.
2.2 Land Use and Density
2.2.1 Precincts 1, 2 and 3 - General Residential and Supporting Uses
Residential use is permitted in all areas of Precincts 1, 2 and 3.
Design Standards
Residential areas are to be predominantly low rise single unit attached and detached houses with areas of medium rise 3-4 storey apartments.
2.3 Landscape and Open Spaces
2.3.1 Landscape
Principles
The major design objective for residential landscaping is to meet functional and amenity needs for residents while reinforcing the 'Village in the Park' concept through the establishment of a tree canopy and streetscape character that complements the public domain.
Strategies
Sense of continuity created through residential precincts using broad masses of indigenous trees rather than many scattered specimens of various species.
Selection of plant materials to support ESD principles, particularly adaptation to the existing soil types, sensitivity to moisture, climate, avoidance of (weed) species, and plants that may be poisonous or provoke allergenic reactions.
Choice and arrangement of landscape to enhance liveability and visual amenity of the residential environment.
Residential landscape to feature combinations of ornamental native pants in contrast to public domain.
Gardens to feature pleasant scented flowers and aromatic foliage, with the texture and colour of branches/bark to combine with seasonal variations and flowering habit.
Emphasis to be placed on prolific flowering indigenous plants where the plants provide the focal point of visual interest.
Selection of species (refer plant list) is based primarily on ESD principles, microclimate variations, functional and design needs.
- creating a special character emphasising bold, simple plantings of Eucalypts and associated vegetation through the open space system.
- taking full advantage of indigenous plant material in its ability to adapt to climatic and soil conditions of the site.
- showcasing rare or unusual Australian plants.
- expanding the cultivation and use of native evergreen canopy rainforest trees.
- Select plant species for landscaping that have low water demand and high drought tolerance.
- Select plant species that are non-invasive, non-poisonous, non-allergenic and attractive to native birds and other fauna.
- Select plant species that will complement existing native habitats.
- Use indigenous species in preference to non-indigenous species to enhance biodiversity and promote conservation.
- Bring genotypes into the Newington open space, and extend areas of woodland and grassland.
- Adopt xeriscape principles to landscaping in the public domain.
- Predominantly use species listed in Appendix 1.
2.3.2 Plant Materials
The theme adopted for plant materials is one that is distinctly Australian and will establish visual continuity of the nearby Newington woodland. It will reinforce planting themes already adopted for venues and the Homebush Olympic site.
Consideration has been given to:
- Local
- Sydney Region
- National
- Australasian
- reduce glare and reflection
- direct and frame views
- privacy control in residential precincts
- mask undesirable traffic noise from freeway
- solar radiation/shading of solar panels
- reduction in evapo-transpiration
- prevention of soil erosion
- ameliorating heat in summer, cold in winter
- reduce wind effect and provide shelter
- habitat for native fauna and birds
- pollution control, filter dust and airborne particles.
- Paving patterns to be related to interior patterns
- Use borders and banding of different colours and textures to define paving areas
- Do not pave within dripline of existing trees
- driveway paving is differentiated from street by using brick with perimeter banding
- landscape strip in driveways to decrease the amount of paved surfaces
- incorporate path to front door separate to the driveway where possible
- courtyard area relates to interior rooms / access
- strong relationship between indoor / outdoor rooms
- soft set pavers (sand joints) rather than mortar
- clothesline area may be grassed or paved, avoid decomposed granite
- brick fences with painted or bagged finishes
- timber tongue and groove fences
- brush
(all to match existing fences) - colours to match / relate to house colours
- no greater than 1.8m in height
- Large healthy root systems, with no evidence of root curl, restriction or damage.
- Vigorous, well established, free from disease and pests, of good form consistent with the species or variety.
- Hardened off, not soft or forced, and suitable for planting in the natural climatic conditions prevailing at the site.
- Local parks are to allow for both active and passive uses.
- Planting is to be developed which contributes to the overall character of a precinct
- Relationship between pedestrian links and the open space network is required.
- Low water requirements
- Flowering characteristics
- Foliage colours
- Longevity
- Low maintenance requirements
- Suitability to site soil conditions
- Fauna habitat
- Provide green corridor breaks to the continuity of Development Stage 2 residential precinct development.
- Amelioration of microclimate within precincts through significant vegetative buffers.
- Introduce visually distinct evergreen tree planting spines within Development Stage 1
- Provide increased open space connectivity between Newington and the adjoining open space through the provision of accessible pathways and cycleways.
- Street furniture must be consistent throughout Development Stage 1.
- Street furniture must be safe and secure for use by people of all ages and abilities.
- External fittings and furniture shall be low maintenance long life and acceptable to Auburn Council.
- Fittings must respond to sustainability criteria either through materials selection or energy efficiency.
- Seating is to be provided in appropriate locations around the site and shall be a single integrated system whether rail or wall mounted.
- Level paved areas are to be provided adjacent to seating areas for use by people in wheelchairs or children in prams.
2.3.3 Design Concepts
Planting
Each concept is based on Australian Native vegetation associations that have distinct and recognisable floral characteristics. There are four main categories:
Within each category the way in which differing themes can be related to house architecture, climactic, privacy, ESD issues has been addressed. The amenity value, visual images and a brief statement as to the landscape philosophy is shown.
Consideration for the use of plant materials will be given specifically to:
Paving
General
Front yard
Backyard
Side yard
Use soft materials such as decomposed granite, decorative gravel, or stepping stones for visual interest and cost
Access to street for rubbish / recycle bins
Fences
Backyards
Continuity of fencing at backyards: brush fences and or/ timber are to match fences existing at the time of commencement of these architectural and landscape standards.
Side yards
Ensure visual and acoustic privacy:
Grading and Drainage
Site grading shall be kept to a minimum and necessary drainage systems shall be designed for minimum impact and alteration of natural drainage systems should be avoided.
Retaining walls may be used to reduce areas needing grading or to preserve vegetation, however such must reflect the architecture of the surrounding buildings or improvements and be well integrated into the site.
Paving, buildings and drainage systems should preserve natural grade run-off and plants and trees.
Lighting
Plant lighting, landscape lighting and path lighting may be used. Down lighting is preferable to reduce glare. Landscaping fixtures must be shielded by planting and concealed in daytime.
Prohibition on Planting
No plants, trees or shrubs shall be planted on any part of the community property or over service corridors without the permission of the various service authorities providing services in those corridors.
Planting not to be installed where overshadowing of neighbouring private open space or solar panels.
Planting not to be installed where view from neighbouring properties will be affected.
Turfing
Source: use turf from a specialist grower of cultivated turf. Provide turf of even thickness, free from weeds, disease, and insect activity, genetically pure and true to type with visually uniform appearance.
Density: high shoot density and not fall apart.
Texture: medium to fine leaf texture
Growth Habit: prostrate growth habit possessing both rhizomes and stolons for designated verge and parkland areas
Colour: in full growth should have light green to leaf green colour
Grass Varieties: Winter green couch, fescue and buffalo.
Supply
Deliver the turf within 24 hours of cutting, and lay it within 24 hours of cutting. Prevent it from drying out between cutting and laying.
2.3.4 Plants
PLANTING
General: Use plants with the following characteristics:
MULCHING
Mulch
General: Use mulch that is free of deleterious and extraneous matter such as soil, weeds and sticks.
Standard: To AS 4454.
Organic mulches: Free of stones.
Organic mulch types:
Pine Bark: Graded in size from 15mm-25mm, free from wood slivers.
2.3.5 Miscellaneous Furnishings
CLOTHESLINES
Manufacturer
Hills Clotheslines or equivalent wall fixed clothesline
Mounting
Wall and ground mounting, refer to plans. Install as per manufacturer’s specifications, ground mounted clotheslines to be installed with concrete footings. Clotheslines are to be located out of view or screened.
LOCAL PARKS
Principles
A hierarchy of local parks within each residential precinct is required. The objective is to provide a local park system with strong connections to the open space network to meet community needs for residents throughout each precinct with easy access via pathways and cycleways into the Haslam's Creek open space area and Millennium Park.
In general:
Design Principles
Within each precinct provide major local park with children's play equipment, seating areas; play areas and other park amenities.
Local parks to adopt sound ESD planning principles. Refer to the Ecologically Sustainable Design Standards for requirements.
Park plant materials to have ornamental deciduous and evergreen contrasts to emphasise special areas with an overall framework of predominantly native planting.
Mass planted parkland areas to have predominantly native shrubs and groundcover with species selected on the basis of:
LINEAR PARKS (Landscape Corridors)
Principles
Linear parks have been provided at nominated locations within the Development Stage 2 area. The objective is to provide ecologically significant vegetative belts to break the continuity of residential development, to assist in the biodiversity objectives and provide pedestrian links.
Design Standards
2.3.6 Street Furniture
Objectives
Selection of street furniture and fittings is important to ensure consistency, quality and long life.
All street furniture must be consistent with the guidelines for sustainable development whether through appropriate materials choice and energy efficiency. Street furniture must be equal to the street furniture provided by the Contractor.
Design Standards
3.0 Residential Areas Code
3.1 General
- Residential areas are characterised by two building forms that define the architectural character of the streets, having a variety of building types and designs reinforced by landscape amenity, both public and private.
- Dwellings conform to a building alignment zone defining the street while still allowing a transition between the public and private domain and ensuring street surveillance
- Apartments may be located at the perimeter of the precinct. In residential areas setbacks help with scale, privacy and private open space. Networks of open space corridors connect major open spaces at the edge of the site to community open spaces at the centre of each precinct.
- Building Form Design Standards outlined in the latter part of this section are structured to allow the creation of memorable streets and places with a consistency of streetscape definition and articulation, and architectural expression.
3.1.1 Built Form
Objectives
- Provide a degree of consistency to establish a neighbourhood character, allowing sufficient diversity as a secondary principle.
- Have building frontage and entry readily legible from the street or access place.
- Buildings reading as the dominant form with other elements such as fences, walls, garages, pergolas being secondary reinforcing the building.
- Building silhouettes to be considered as a streetscape element. Elements such as solar collectors are to be either flush with the roof or otherwise integrated into the built form.
- Building designs, detailing and finishes are to provide an appropriate scale to the street.
- Buildings are to be designed and sited to acknowledge the private open space of adjoining sites.
- Consider height and scale of adjacent buildings.
- Buildings are to address the street.
- Where a building is on two street frontages, it shall address the major street.
- Stepped building arrangements may be available where narrow lot types reinforce the street.
- Entry to multi-dwelling sites to be clearly legible.
- Control 2-3 storey zones to avoid overshadowing of neighbouring private open spaces.
- In car court arrangements ensure that a minimum of 60% of dwellings have garages at rear.
- Where private open space is located on street frontage, 2m walls are permitted for a maximum of 60% of frontage.
- Pair driveways and high fences where possible.
3.1.2 Block Design Standards
Principles
The objectives of residential block design shall be to:
Design Standards
Orientation and alignment may vary due to topography and the integration into existing residential grids.
In the structuring of blocks, the following controls shall be considered:
- Detached Houses (executive and larger manor houses)
- Manor Houses
- Courtyard Houses
- Apartments
3.1.3 Building Design Standards
Objectives
Design standards for single unit dwellings and multi-unit dwellings have been developed which set the minimum standards for all housing on the site.
These are further developed into a number of building types:
The structure of general provisions and housing types allows for both the evolution of housing types and for the control of alterations and additions by future residents through the life of Newington Stage 2.
3.1.4 Air conditioning
The owner or occupier of a lot, the Community Association or a Subsidiary Body (a Neighbourhood Association or an Owners Corporation) must not install or maintain on or in a Lot, Community Property or Subsidiary Body Property any air conditioning unit:
a) which emits noise which is 5DBA above ambient background noise at any time, day or night, at the boundary of the property for houses or the Strata Lot for units;
b) unless the approval of the Executive Committee has been obtained under By- Law 3 of the CMS; and
c) in the case of a Strata Lot unless:
(i) the Installation Parameters (Appendix 3) of these standards have been complied with; and
(ii) a certification by an electrical consultant certifying that the switchboard for the Lot has capacity to cater for the additional load resulting from that air conditioning unit has been provided to the Executive Committee; and
(iii) the approval of the Owners Corporation has been obtained prior to carrying out of any works.
If the air conditioning unit satisfies the above, then that air conditioning unit must not be installed on or in a Lot, Community Property or Subsidiary Body Property if that air conditioning unit can be seen from outside the Lot, Community Property or Subsidiary Property.
3.1.5 Colours
The existing house colours have been selected to create a strong streetscape of warmth and colour with touches of strong colours.
To maintain this image a list of general paint colours and trim colours for the housing is attached (Appendix 4). Any future repainting is to use colours from the schedule.
Appendix 4 refers to Dulux colours. Equivalent colours from other paint suppliers can be used.
For apartment buildings, the selected colour schemes have a unifying colour and must be consistent for the following groups:
Lot 6
Lot 30
Lot 34
Lot 39
Lot 45
The external colour scheme may be amended in accordance with the by-law instrument for the relevant strata scheme without the necessity of obtaining the approval of the Community Association or Executive Committee under the Community Management Statement.
3.2 House Dwellings
- Built-forms: The forms of individual buildings have largely been shaped by the need to maximise solar access to the private open space and living areas and to solar panels, and the need to avoid cross-viewing and overlooking of neighbouring dwellings and private open spaces, as well as urban design considerations of streetscapes and visual impacts of built-forms. The resultant forms of the houses generally consist of two parts - a two storey section where overshadowing of private open space is minimal; and a single storey section where overshadowing of private open space is expected and needs to be minimised.
- Windows placement: The houses have been designed to accommodate the perceived life-style that values out-door living and entertaining and a high degree of acoustic and visual privacy between dwellings. The ground floor plans generally have at least the family room with direct access to a north facing private courtyard not overlooked by neighbouring dwellings. Rooms with direct relationship with outdoor living have large glass areas with operable glass doors. Upper floor plans generally have bedroom windows facing the street and away from neighbouring private open spaces. Where balconies are provided when bedrooms face the street or public open space, they have sizeable glass areas with glass doors. Otherwise, the size and proportion of bedroom windows are determined by the room size and the external architectural expression, as well as privacy consideration and orientation use hoods to protect windows, pergolas or eaves to minimise sun penetration in summer and maximise it in winter. Windows (other than bathrooms) must not be placed in positions that will allow overlooking of adjacent dwellings private open space or living areas.
- Roof Design: Roofs of houses are dominant architectural elements that contribute to the character and form of the buildings. Depending on particular house designs, the roofs may either be pitched with expressed gable ends, hipped, mono-pitched (in the same or opposing directions), flat or a combination of flat and pitched roofs. Where solar panels are integrated within the roof plane, the pitch is generally 25 degrees in the northern direction. Where the architecture of the houses require the roof pitch to be less than 25 degrees, solar panels are set off the roof to the required minimum pitch. Roofs must be designed to ensure the minimum solar access to adjacent dwellings, as specified in Section 2.1.2, is maintained.
- Secondary Elements: Beyond the basic forms of the houses are secondary elements such as balconies, pergolas, privacy screens, portals, sun-shading devices, solar panels which, together with forms, materials and colour, give the houses their individua
3.2.1 Dwelling Mix & Sizes
The houses consist of a mix of two storey courtyard houses, manor houses and executive houses of 3 to 4 bedrooms on lots typically ranging from 8.5x23.0 m for smaller courtyard lots, 11.0x23.0 m for courtyard and some manor houses, to 15.0x20.0 m for larger detached manor and executive houses. Different types of houses are allocated to residential blocks in response to site characteristics of location, topography, orientation and outlook to create building silhouettes which define the streetscapes which are varied, interesting, yet cohesive and consistent.