Additional requirements apply to lots situated north of Vicosa Drive in Harriott at Armstrong Creek.
These requirements are supplementary to, and take precedence over, the requirements detailed elsewhere in the Harriott at Armstrong Creek Design Guidelines.
These requirements apply to lots 1251-1263 and lots 1313 – 1319, as shown in yellow below.
The map also shows the lot type for each affected lot.
The lot type will identify which of these alternative requirements apply to the lot in question.
A. The width of the lot is the width at the front building line.
B. For clarity, we confirm that any lot adjacent to a reserve is a Corner Lot.
Front Boundary – Lots 1253, 1256, 1260, 1261
C. The front boundary is the boundary that abuts the Type S lot.
Front Boundary – Lot 1252
D. The front boundary is the boundary that abuts Harriott Road.
Front Boundary – All other lots
E. The front boundary is the boundary that abuts Vicosa Drive
8.2 Lot Layout
Minimum Dwelling Size (replaces 4.1C)
The dwelling size, must comply with the following minimum, excluding garage and all unenclosed areas, unless otherwise approved by the DAP.
A. Type L lots – 250sqm
B. Type S lots – as per main design guidelines.
Minimum Dwelling Width
C. Except for lot 1252, the width of dwellings on Type L lots must be a minimum of 70% of the width of the lot.
Front Façade Articulation (replaces 4.1D and 4.1E)
D. The front façade of all dwellings must incorporate windows to all rooms that address the front of the lot.
E. The windows must have appropriate head and sill heights to provide passive surveillance to the front of the lot.
8.3 Building Setbacks
All setbacks must comply with the Building Envelope for that lot. Generally, this means that:
Front Setback (replaces 4.2A)
A. Dwellings must be set back a minimum of 4.0m and a maximum of 5.5m from the front boundary unless the Building Envelope allows.
B. Garages must be set back a minimum of 5.0m from the front boundary and 0.5m minimum from the main building line.
Side Setbacks – Type L Lots (replaces 4.3A)
C. For Type L lots, both sides must be set back at least 2m from the side boundary.
Side Setbacks – Type S Lots
D. For Type S lots, refer to 4.3A in the Harriott Design Guidelines.
E. For both Type S and Type L lots, Encroachments into rear setback must not extend north of the Q100 flood line.
8.4 Massing and Articulation
A. Type L lots must address the front of the lot via the use of articulation to the front façade. Articulation may take to form of finishes, windows, colours and/or other elements, to the satisfaction of the DAP.
B. All dwellings on Type L lots must incorporate a covered verandah that is:
- at least 5.0m wide; and
- a minimum 1.5m deep across at least 80% of the verandah width.
C. For dwellings in Type L lots, the front doors must be double leafed or include sidelight windows.
D. In addition to standard DGs, frontage of all Type L lots must be well articulated.
Lot 1261 and Lot 1313
E. The dwellings on these lots must also incorporate one of the following elements to address the linear reserve:
- Enclosed alfresco.
Alternative treatments may be considered by the DAP. Approval for alternative treatments is at the sole discretion of the DAP.
8.5 Facade Materials and Finishes
Return of Front Façade Materials (replaces 4.5B)
A. For Type L lots, materials used on the front façade must extend to the side elevation for a minimum of 5.0m.
B. For Type S lots, materials used on the front façade must extend to the side elevation for a minimum of 3.0m.
8.6 Garages and Driveways
Garage Width (replaces 4.7C)
A. All lots must provide a double width garage with a minimum width of 5.5m internally. Single width garages are not permitted.
Garage Door Width (replaces 4.7D)
B. The width of the garage door opening must not exceed 40% of the width of the lot.
C. All lots are limited to one crossover with a maximum width of 3.5m.
8.7 Roofing and Eaves
A. Verandah roofs must have pitch between 5-15 degrees.
Eaves (in addition to 4.9Dii and 4.9Diii)
B. For type L lots, where an eaves is mandatory, the eaves must be at least 600mm deep and must return along the side walls for a min of 6.0m.
Interlot fencing (replaces 4.10C)
A. For Type L lots, all boundaries other than a boundary adjacent to Type S lot, must be post and rail fencing.
Return Fencing (replaces 4.10F)
B. Return fencing is not mandatory on type L lots.
C. Where a return fence is used, it must match the adjacent boundary fence.
Lots 1251, 1261, 1263 and 1313
D. The western boundary of Lot 1251 and the eastern boundary of Lot 1263 must incorporate brush boundary fencing as detailed in the fencing section of these Design Guidelines.
E. Boundary fencing on the eastern boundaries of Lot 1261 and 1263, as well as the boundary fencing along the western boundary of Lot 1313, must continue along the full length of that boundary.
F. Boundary fencing on the eastern boundaries of Lot 1261 and 1263, as well as boundary fencing along the western boundary of Lot 1313 must not be removed. The fencing must also not be altered if the alterations would result
in a different fence material height or level of visual permeability.
A. All outbuildings on Type L lots must not encroach into 2m side setback.
8.10 Front Garden Landscaping
Landscape Packages not provided Front Landscaping (replaces 4.12A and 4.12B)
A. Front landscaping packages are not provided for Type L lots.
B. The requirements of the Landscaping section of Harriott at Armstrong Creek Design Guidelines must be adhered to in the design and construction of front landscaping to Type L lots.
Front Landscaping permeability
C. For Type L lots, garden beds must comprise at least 20% of front garden area.
8.11 Landscaping Buffer
A. For all Type L lots, landscaping buffer of 10m depth from the rear of the lot must be installed within 120 days after Certificate of Occupancy is issued.
B. Landscape buffer must be planted as follows:
- Shrubs (minimum 140mm tube stock pot size) planted at a density as specified in the Landscape Buffer Planting Schedule
- For lots less than 30m wide, must have 4 trees planted within landscape buffer. For lots equal to or greater than 30m wide, must have 6 trees planted within landscape buffer. Trees to be planted must have minimum installation height of 1.5m, with species as per the Planting Schedule.
C. Once planted, landscape buffer must continue to be maintained by the landowner, and any dead plants or trees must be replaced within 2 months with plants from the Landscape Buffer Planting Schedule.
8.12 Home Style
Lots in the acreage precinct should follow a contemporary interpretation of a traditional country house. Examples of this are shown below:
Rochester with Savannah Facade by Dennis Family Homes
Davenport with Whitehaven Facade by Metricon
Annandale 27 with McDonald Facade by Simonds Homes
Sovereign 290 with Hamptons Facade by JG King Homes