Guardian Grove Corner Lots
Design Criteria
Street Appearance & Casual Surveillance
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The total house form to have character and visual appeal. It is desirable that the external finish
of the buildings is of high quality.
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Dwellings are to have outlook and visual connection to the street frontage and the design
should incorporate at least 3 significant architectural features to address the the corner of the
‘secondary’ façade for example:
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Wrap around verandah / pergola,
Upper storey balconey
Bay window
Corner entry feature
Roof feature (eg gables)
Chimney or like vertical feature
Juliet balcont / window boxes or other similar add on features
Windows from different living areas ( such as lounge room, living room, bedroom or kitchen)
overlooking the different corner frontages will enhance the casual surveillance of the street.
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No dwelling is to be erected on the lot burdened unless the garage is constructed in that part of
the dwelling which is remote from the intersection of a frontage to more that one road.
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Garage doors are not to dominate the streetscape and must be setback at least 1.0 metre from
the main dwelling façade or freestanding garage, garage door in shadow or double garage built
as two single doors. It is preferable for the garage to be located on the secondary frontage. If
the garage is separate from the main building it must be constructed of the same materials,
colour and roof pitch as the main building.
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Roof pitch to be preferably greater than 25o.
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Dwellings are to have outlook to the street to encourage casual surveillance, dwellings should
generally be two storeys and comprise of upper level balconies fronting the street.
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The dwelling materials and form will present an overall coordinated image however, also
demonstrate an individual character and identity.
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Housing designs should minimise the need for extensive cut and fill. Retaining walls should
not exceed 1 metre in height.
Fencing
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Front fencing should be provided to distinguish public from private space and to contribute to
streetscape character. The materials selected should be coordinated throughout the site and
take into consideration the architectural theme and colours of the proposed dwellings.
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No fence shall be erected or be permitted to remain within the area between the frontage of
each burdened lot over which permanent vehicular access is obtained (the primary frontage)
and Council’s approved building line other than a brick, timber, stone, timber picket or metal
picket fence limited in height to 900 millimetres.
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A 1.8 metre high lapped and capped timber paling fence with peak and groove capital posts
may be erected along only 50 percent of the other frontage (the secondary frontage) to the
road, and measured from the corner on that secondary frontage which is more remote from the
intersection of frontages. Such fence may be returned to a point within the subject land not
further than Council’s approved building line to the secondary frontage boundary. No other
fence shall be erected along the secondary frontage boundary other than a brick, timber, stone,
timber picket or metal picket fence limited in height to 900 millimetres
A copy of a garage and fencing guideline diagram is attached as annexure ‘E’.
Privacy / Overshadowing
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The siting of dwellings proposed finished floor levels and in particular two storey dwellings must
demonstrate that there will be no infringement of privacy or significant overshadowing of
adjoining Lots.
Design for Living
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The size, slope and configuration of the private open space must be useable and take into
consideration its relationship to the dwelling, ie; living rooms are to adjoin private open space.
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It is preferable that all bathrooms and rooms with toilets have windows that open externally.
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The compost, garbage and recycling areas should be sited to facilitate bins to be stored out of
sight from the public and the living areas of the house and to allow access from the front to the
back of the property without going through the house.
Design for Climate
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Solar access to family living/kitchen and the courtyard.
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Dwellings are to have insulation: minimum R1.5 to walls and minimum R3.5 to roof spaces.
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Option of closing off the living area of the house from other areas of the house, for noise
separation and cost effective heating in winter.
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There should be shading to north and specialised glazing (eg, low emissivity or thickened glass
with tinting) or double glazing and/or shading to west facing windows.
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The provision of Solar hot water service with Gas boost or Electric off peak or Gas
instantaneous hot water supply must be used as an item to all dwellings in this tender and will
be an important part of the assessment of this tender.
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5 star rating must be supported with a Nathers score card assessment.
Statutory Requirements
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The concept plans are to be in accordance with Blacktown Councils DCP (including setback
requirements) and any other Council requirements.
Lot Classifications:
Lot classifications have been determined in accordance with AS2870 – 1996 Residential Slabs and
Footings.
A geotechnical report has been supplied to Baulkham Hills Council. Landcom does not warrant
that the classification is accurate nor does the classification of the property comprise a condition of
the Agreement of Sale. Intending purchasers should satisfy themselves as to the classification
and any requirements Council may have in relation to these lots
A summary of Lot Classification details is as follows:
M = moderately reactive
S = stable
LOT
LOT
CLASSIFICATIONS
113
S
114
M
115
M
116
M
117
M
118
M
227
M
230
M
237
S
240
M