Revision 1.2 of March 2007
This document is annexed to the existing Big Bay Residential Design Guideline as set out for Precinct 1-3 (namely Big Bay Estates) of January 2004.
This same document applies to the Design Guideline for Precinct 4-5 (namely Dune Ridge Estates).
Since the implementation of the guideline some questions have been raised about clarification to portions of the manual.
These ‘inclusions’ should now help to clarify and expand on areas where the guideline was previously unclear or silent.
Further revisions to the design manual may become necessary from time to time.
The following ‘items’ have been included into the design manual:
1 ARCHITECTURAL DESIGN PHILOSOPHY
In determining the architectural theme of ‘West Coast Seaside Village‘ for the residential estates of Big Bay on which the architectural design philosophy has been based, the following areas are to be considered;
1.1 Many elements are not specified in the guideline in the form of an inclusion or exclusion list. It rather sets about outlining elemental design concepts with the primary purpose of providing a directional guide, based on the abovementioned ‘architectural
1.2 Specific areas of exclusion are in the form of alien design elements. The borrowing of traditional elements from other forms of design styles is not recommended and will therfore be carefully controlled. Typical design styles not encouraged in the estates are ‘Tuscan’ and ‘Mediterranean’.
2 WALL TEXTURES: (Read in conjunction with Paragraph 6.3)
A fine paint-on texture to base walling will be acceptable. Heavy textures forming strong ‘shadow lines’ are not acceptable. Samples must be submitted to the relevant estate office for approval when used for the first time in the estate.
The use of ‘secondary plastered’ textures has been specifically excluded (i.e. stipple plaster)
3 WALLING: (Read in conjunction with Paragraph 6)
3.1 All walls are to comprise of a 6m(length)x6m(height) panel. Exceptions may be granted on steep sloping sites to accommodate a 6m(length)x7m(height) panel measured from ground level.
3.2 All walling must be articulated a minimum of 0,5m in depth. The minimum length of an articulation to be 1,2m.
3.3 Garage walling may not exceed 7m in length.
3.4 Balcony brickwork/concrete frontages can only be a maximum visible depth of 500mm, (when viewed in elevation) in order to be excluded from the 6m ‘articulation’ rule.
4 DOOR AND WINDOW PROPORTIONS: (Read in conjunction with Paragraph 8)
Sliding doors and windows that exceed the ‘square-to-vertical-proportion’ rule must be under a covered balcony or pergola.
The minimum requirement for such balcony must be 2,5m deep or a pergola depth of at least 1,5m at the same width as the opening, or greater. A pergola may not be positioned in front of a balcony.
Garage door openings also need to follow the same ruling. A single ‘wide’ Garage door, i.e. permitting access for two vehicles simultaneously, requires a 1,5m deep pergola or roof in front of such opening at the same width.
5 ROOFING : (Read in conjunction with Paragraph 7)
5.1 This provides clarification of permitted roof pitches and finishes per roof type;
5.1.1 Primary Roof Pitch: Remains 25-40 degree pitch with un-profiled tiles or roof sheeting in charcoal. Only one roof pitch will be permitted on the primary roof.
5.1.2 Secondary Low Pitched roofs: Remains 3-10 degree pitch with roof sheeting in charcoal. Roof sheeting endprofile to be screened from the street.
5.1.3 Secondary Flat Roofing: Remains 0 degree pitch in concrete slab with grey stone-chip or tiling. It can only be used as a balcony or link element between primary roof types.
5.2 The use of ‘mid-pitched’ roof types will NOT be permitted. (i.e. pitched roofs between 11-24 deg.)
5.3 The use of multiple roof pitches on the same roof type is NOT permitted.
5.4 The use of entirely hipped roof buildings is permitted. These roofs need to follow the format explained in the manual and also follow the architectural ‘theme’ for Big Bay estates.
6 STREET FACING BOUNDARY WALLING: (Read in conjunction with Paragraph 10 &11)
6.1 Palisade walling to the street or POS remains a maximum height of 2.1m. In determining the wall height on sloping sites, a measurement must be taken from the ‘mid-point’ of the panel between the columns. Each panel should ‘step’ up the slope.
No portion of the walling can ‘follow’ the slope of the ground. Kicker walls (250- 500mm in height) must also be measured from the mid-point of the panel. Metal palisade fencing ‘inserts’ are to comprise predominantly vertical bars. Inserts must be painted black or charcoal. They may ‘not’ be left unpainted.
6.2 Walling panels are to be placed centrally to their columns in order to achieve the correct aesthetic and visual proportion of the wall when viewed as a composite element from the street or POS. The columns need to be a minimum of 390x390mm in plan view. Refer to figure 18 on page 15 of the design manual.
7 DOUBLE, DUAL OR SECOND DWELLINGS
Residential buildings may not be designed for the use of ‘Dual’ or ‘Double’ dwelling structures of equal or similar sizes on the same erf or plot. Special application may be made to the Architectural Review Committee and/or Home Owners Association for a Second Dwelling unit
or ‘Granny flat’ as described in the Town Planning Scheme.
8 UPPER FLOOR RATIO CALCULATION: (Read in conjunction with Paragraph 18.2)
The areas or spaces used in calculating the Ground Floor ‘footprint’ as described in the design manual, including extensions or linking elements are as follows;
8.1 The Primary Ground Floor habitable structure, Roofed Patios and/or Verandahs, Roofed Entrance Lobbies and Garages and any other linked roof elements. Any roofed area that is NOT linked to the ‘footprint’ cannot be used in calculating the permissible Upper Floor area of 65%. (i.e. outbuildings)
9 IRREGULAR SHAPED ERVEN AND BUILDING ORIENTATION TOWARD THE PUBLIC REALM.
Buildings generally need to follow the design manual with respect to orientation. The sketch shown in figure A indicates the irregular shaped erven that have been specifically excluded from a parallel street orientation.
These erven are as follows; 412, 438, 470, 472, 474, 531, 532, 543, 553, 554, 555, 556, 594, 647, 698, 730, 731, 732, 733, 754, 755, 756, 776 and 777.