LARA LAKE ESTATE – TABLE TOP
Lifestyle Allotments
The Lara Lake Estate is designed to create a prestigious residential precinct nestled on the
northern end of a semi-rural executive occupied development. The picturesque estate has a
secluded atmosphere, set back from the main road access with a striking entry feature of
post and rail and native landscaping, separated by an established 30m tree line. The
streetscape design, planting, lighting and mature trees create a neighbourhood precinct of
understated elegance – a manicured oasis in the midst of the rural landscape.
The Lara Lake Estate has generous lot sizes ranging from 4000 to 8000 square metres.
Each lot is defined with building envelopes that provide a high degree of visual and acoustic
privacy between dwellings. A rare and valuable opportunity for ownership of a more
spacious home and landscape setting than one would find in traditional urban subdivision.
The Design Guidelines are intended to reinforce the qualities and characteristics of the Lara
Lake precinct by overseeing the architectural style, proportion and street appeal of the
design. The implementation of the Design Guidelines will enhance the overall integrity of the
estate that will ensure the quality of residential design and subsequent property values, to
the benefit of the landholders.
The Design Guidelines provide the key principles for the design and siting of homes within
the Lara Lake Estate, with specific recommendations for form, scale, floor areas, materials,
colours, building usage, ancillary structures, fencing and landscaping.
These guidelines will help create:
A sense of community in a private and secluded neighbourhood precinct.
An identifiable and visually attractive setting for home owners to enjoy through the
use of landscaping, street fixtures and control over the visual appearance of
homes.
High quality urban design that is typically Australian Contemporary.
Homes that are environmentally sustainable with regard to water and energy use.
Diversity in design, utilizing building form, materials and colours to create a
visually interesting streetscape.
Residential design that addresses the needs of the homeowner, providing
connectivity to their private outdoor spaces and the public domain to create a
safe, secure and healthy neighbourhood environment.
LARA LAKE ESTATE – TABLE TOP
Lifestyle Allotments
Overview to Guidelines
These Guidelines are binding to all Owners and Occupiers within the Development and are
subject to and do not override local statutory requirements. These guidelines are to be read
in conjunction with The Albury Development Control Plan 2010.
The guidelines provide optimal lifestyle opportunities that can be created with the
appropriate use of energy efficient principles and home design to maximize the unique
advantages of living in and urban precinct while enjoying the flexibility, privacy and amenity
of a freestanding home on a larger freehold allotment.
The Design Review Committee (DRC)
The DRC has been established to offer the necessary guidance for understanding and
implementing the design guidelines for those who decide to enjoy the Lara Lake lifestyle
opportunity. The DRC will ensure the quality and assets of the development are protected
through the entire stages of the development of the project.
The DRC will consist of members nominated by the developer.
The Approval Process
All owners and occupiers must first comply with the Local Authority Planning and Building
Regulations.
All owners and occupiers must comply with the Design guidelines and seek approval from
the DRC for improvement of any lot before submitting a Development.
Design and Siting
Application or Building Application or Building Application to Council or a Private Certifier.
The DRC reserves the right to consider any proposal that is not compliant by these
guidelines on the merits of the design concept and on a case-by-case basis
All development applications must be submitted to Albury City Council with a complying
BASIX Certificate. All homes must be assessed for Thermal Comfort, Water and Energy
compliance to the targets specified at the date of submission.
A Certificate of Occupancy will not be issued until all conditions on the BASIX Certificate are
met. Some of these conditions will be the responsibility of the home owner to achieve and
other conditions will be met by the builder through the building contract.
Variations to the Application must be resubmitted to the DRC for approval.
No dwelling shall be occupied before the issue of a Certificate of Occupancy.
LARA LAKE ESTATE – TABLE TOP
Lifestyle Allotments
Building Siting
Buildings are to be sited within the nominated building envelopes.
This development is specifically designed for traditional freestanding housing.
Setbacks apply to all verandas, pergolas and outbuildings.
While the building envelopes define the area of the lot that may be built upon, and offer
maximum flexible for home siting, the setback of the main dwelling from the front boundary
must not be greater than one third the distance of the shortest side boundary.
Building Requirements
Height
All dwellings on shall be limited to single storey with a maximum height of 8.0 m from
natural ground to ridge height.
Floor Areas
The minimum floor area for living areas shall be 186m2 or 20 squares. All garages shall be
a minimum width of 6m and a minimum depth of 6m and shall include storage area of at
least 6m2.
Ceiling Heights
Minimum ceiling heights to be 2550mm above finished floor level.
Walls
Homes to be constructed substantially of brick, brick veneer, smooth face stone blocks,
concrete or other masonry material with a bagged or rendered finish. Other lightweight
finishes may be utilized, such as; rendered polystyrene foam cladding, weatherboard or
FRC, and colour bond, if used as features only and in keeping with the architectural theme.
Walls shall be in earth tones and no white coloured materials or natural concrete finish shall
be used.
Roofs
Roof forms will typically be hip and valley roofs with some feature gable ends. Roofs to have
a minimum pitch of 25 degrees.
Where the design requires a parapet or a lower single storey roofline, mono-pitch roofs may
be used, with a minimum pitch of 5 degrees. Eaves to be used on hip and valley roofs and
should not exceed 600 mm overhang. Roofs are to be non-reflective and should not be
white, uncoloured or light grey metal sheet.
LARA LAKE ESTATE – TABLE TOP
Lifestyle Allotments
Verandas, Decks and other related Design Elements
Architectural elements such as terraces, verandas, entry porticos and pergolas are to be
utilized to create diversity in the streetscape. These elements must be detailed and designed
to match the overall architectural style of the streetscape proposal.
Garages and Visitor Parking
Each lot must provide a minimum of 2 covered car spaces and 1 visitor parking space.
Garages are to be attached and integrated into the main form of the residence.
Garage frontage shall be limited to 2 car width. Triple garage frontage shall not be permitted.
Garages must be designed in a manner that reduces their streetscape impact so that they
are not considered a dominating element in the façade of the home.
Driveways
One driveway per residence not to be wider than 4.5m at the
Approved finishes for driveway:
Exposed aggregate coloured concrete.
Clay paving.
Bitumen – black or terracotta.
Plumbing
Gutters and down pipes to be pre-finished and sealed.
All plumbing to be concealed.
Glass
Reflective glass is not permitted.
Pools
In-ground pools may be permitted and must be finished in a manner that complements the
architectural style of the residence. Pool fencing must be open and semi-transparent. Size
and location of pools and pool fencing must be approved by the DRC. Pools to be sited
within the building envelope.
LARA LAKE ESTATE – TABLE TOP
Lifestyle Allotments
Service Areas
All service areas are to be positioned to the rear of the main building and be obscured from
view from the public road. This includes washing lines, rubbish bin storage and wood
storage.
Building Sustainability Requirements (BASIX)
All dwellings are to comply with the BASIX requirements and subject to council approval.
Dwellings and landscaping are assessed in relation to water usage, thermal comfort and
energy use and must meet nominated targets.
Water
Some dwellings may require the addition of a rainwater tank, to be positioned at the rear of
each dwelling. Tank colour to complement main dwelling. Size and location of tank must be
submitted on site plan for DRC approval.
Landscaping may need to be modified to satisfy BASIX requirements (including use of
indigenous planting).
Taps and plumbing fixtures must meet AAA standards.
Installing a pool will significantly impact this part of the assessment and other water saving
features will have to be incorporated into the design to offset the water consumption.
LARA LAKE ESTATE – TABLE TOP
Lifestyle Allotments
Energy
Appliances may need to be selected in accordance with BASIX requirements. 5 star rated
appliances are preferred.
LARA LAKE ESTATE – TABLE TOP
Thermal Comfort
All homes must meet the thermal performance requirements specified by BASIX for Heating
and Cooling Loads.
Homes must be designed with the following criteria being considered:
Northern orientation for the longest sides of the home.
Maximize window areas on the north side with appropriate shading from eaves.
Minimize glass areas to the east and west
Verandas and large over hangs should be avoided on the north side.
Cross ventilation through opposing window or door openings.
Interior massing - use of heavy weight materials – concrete floors.
Balanced levels of insulation.
Window treatment with custom glass.
Draft proofing of doors and windows.
LARA LAKE ESTATE – TABLE TOP
Lifestyle Allotments
LARA LAKE ESTATE – TABLE TOP
The maximum height of a front fence to be 1800 mm. The front fence may be constructed
of face brick, stonework, rendered brick or open powder coated steel, and articulated
every 6m. The fence colour must complement the colour of the main dwelling.
All proposals for front fencing must be submitted to the DRC for approval.
Landscaping
Existing Native Landscaping
The removal of any existing native landscape shall not be permitted, except where required
for construction and with the approval of the DRC.
Site Landscaping
Landscape Planting Design
Planting shall reinforce architectural shapes and colours and suit the climactic environment
of Albury and visually complement the streetscape. The requirements for BASIX may impact
the areas of irrigated lawn and garden permitted. It may be a requirement of the DA approval
process to incorporate large areas of indigenous water saving plants. All indigenous species
must be selected from Albury City Council’s List of Indigenous Species.
General Planting to Lots
Trees must not be planted where their mature height will restrict access of northern sunlight
to adjacent lot’s north facing windows or private outdoor open space.
Landscaping Feature Elements
All other landscaping elements, other than planting material to be consistent with the
architectural form and materials of the residences.
Ancillary Structures
Out buildings and Structures
Sheds and any other structure, such as a gazebo or freestanding pergola may be permitted
and subject to the DRC’s approval.
Material and Colour
All outbuildings, sheds and other structures must be constructed in a style, proportion,
material and colour that complements the main dwelling and adheres to the design
guidelines for material and colour for the dwellings
LARA LAKE ESTATE – TABLE TOP
Lifestyle Allotments
Sheds may be constructed of colorbond sheet steel for walls and roof, in an earthy colour
that complements the main dwelling.
Size and Number of Sheds
No more than one shed shall be permitted per lot and will not exceed an area of 100 square
metres in size.
Air Conditioners
Are to be positioned appropriately minimize visibility from the street.
Solar Water Heater
Solar hot water panels should be positioned to avoid visibility from the street.
Water Tanks
Are to be positioned appropriately to avoid visibility from the street.
Satellite Dishes and Antennae
Are allowed below roofline or in roof space.
Lighting
Lighting to the front of lots must be appropriately located and compatible with the other
streetscape elements. Security lighting shall be directed downwards and should be shielded
to avoid glare visible to adjoining lots.
Flood lighting to the rear of lots shall not be permitted where it adversely affects adjacent lots
or open spaces.
Other Structures
Clotheslines, hot water systems, bin receptacles to be placed so they are not visible to the
street.
Material Storage
No material is to be stored on a lot unless it is in a neat and tidy manner.
No lot shall be used for the storage of dangerous goods or materials or other items or
materials that may be described as “junk” or “rubbish”, except materials used for building or
landscaping during the course of construction.
LARA LAKE ESTATE – TABLE TOP
Lifestyle Allotments
Demountable and Mobile Homes
No demountable, mobile or kit homes shall be erected on any lot.
Use of Land, Buildings or Other Structures
A main building erected on a lot shall be used for the sole purpose of a detached residential
dwelling. No garage, shed or barn shall be used for accommodation. Mobile homes,
caravans, tents or any other mobile accommodation may not be used for accommodation
purposes while located on a lot.
No trade, business, or activity of any kind, which may be considered offensive or injurious to
the amenity of the neighbourhood, shall be permitted. No building shall be used for any
commercial, manufacturing, industrial or retail purpose. And no offensive or noisy trade or
activity, including the breeding, training and kennelling of dogs shall be carried out on any
lot. Home-based businesses may be permitted, subject to approval from Albury City Council
and the DRC.
Vehicle Storage
Unregistered or large vehicles (including articulated vehicles with or without trailers) may be
stored in a garage or shed but must not be parked on any lot to the front or rear nor on the
street fronting any lot. Permanent storage of caravans or other mobile accommodation must
be located within a garage or shed.
Pets
No more than two dogs will be permitted on any lot.
Advertising and Signage
No advertisement, signage, hoarding or similar, shall be erected on any lot.