HOUSING DESIGN GUIDELINES
DETACHED HOUSING
Stage 12B – December 2019 DA/30479/2015/XA/3
Capestone Housing Design Guidelines Stage 12B – December 2019
2
1.0 The Design Review Process
Congratulations on purchasing a site at Capestone. Both you, as the owner, and the builder/designer of new home should become fully acquainted with these Design Guidelines and Standards which should be read in conjunction with the current Moreton Bay Regional Council Dwelling House Code requirements and the relevant Development Approval including approved drawings for your stage. On selecting a suitable house package or design, the builder’s or designer’s preliminary proposal must be submitted to the Capestone Development Manager for approval. The proposal must include the following as a minimum requirement:
• Site plan (1:200) • Floor plans (1:100) • Elevations (1:100) • Landscape and siteworks plan (1:200) • Preliminary colour and material selection
A design review will be undertaken and approval and/or comments regarding the suitability of the proposal will be forwarded to the applicant. When approved the applicant may then proceed to detailed design for the proposed dwelling and have the completed design drawings and other documents prepared for building approval by the relevant authority. The drawings and associated documents noted in the checklist at the end of this document can only be submitted for approval to: [email protected] The drawings and documents must include the following as a minimum requirement:
(1) Site plan (drawn to 1:200 scale) indicating: • Distances from all boundaries to face of wall of all parts of the dwelling. • Driveway position, width and materials • Site coverage of the dwelling • Fence locations, types and finishes • Air Conditioning plant location • Water tank location
(2) Floor plans of all floors of the proposed dwelling (drawn to 1:100 scale) indicating:
• Floor areas in m2 • Floor levels • Decks and terraces adjoining the dwelling
(3) Elevations of all sides of the proposed dwelling (drawn to 1:100 scale) also indicating:
• Roof or eave overhang dimensions • Exterior materials noted on drawings • Overall height of the dwelling above natural ground level • Roof pitch • Ground level shown accurately •
(4) Landscape plan, scaled and dimensioned, indicating: • Turf areas • Planted areas, including plant types and density • Paved areas, including materials • Decks or terraces • Ponds, pools or other water features
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(5) Ancillary Structures. Provide notes or details on appropriate drawings:
• Gazebo or other separate buildings • Wheelie Bin storage • Any other structures or features separate from main building including swimming pools and
equipment
6) Fencing details. Provide plans and elevations of street boundary fencing, where permitted, indicating: • Materials • Height • Finishes • Distance to boundary* • Planting associated with fence • Gates • Gate Houses or any other entry statement (where permitted)
(7) Colour Scheme. Provide details of all exterior colours including:
• Wall finish materials and colours • Windows • Roofing • Fascia • Gutters • Balustrades • Driveway • Any other materials visible to the exterior of the dwelling • Colours and their locations must be clearly identified on a copy of elevations
The Design Review Application Form included in these Design Guidelines must be completed and included with the submitted drawings and other information. An assessment of the proposal will be carried out against the requirements and objectives of the Capestone Design Guidelines and the applicant will be advised of compliance or otherwise by the Capestone Design Review Team (CDRT). Once approved, the CDRT will stamp each page of the documentation and return to the applicant. The applicant may then submit drawings and documentation to their Building Certifier for Building Approval. Conditions and/or additional requirements may be imposed on approval. Plans stamped by the developer in no way constitute a Development or Building Approval, nor imply compliance with statutory requirements. Plans should not be lodged with the Local Authority or Building Certifier until the house design approval has been issued by the CDRT. The Developer may agree to issue a house design approval for proposals that do not conform completely with the Housing Design Guidelines & covenants, where, in assessment of the proposal the variation is considered to be minor and does not adversely impact the environmental or aesthetic quality of the development. To avoid potential delays, it is recommended that non-conforming designs be discussed with the Developer early in the Assessment process. Please note that in the event of any discrepancy between these guidelines and the requirements of the relevant Development Approval, then the requirements of the relevant Development Approval takes precedence.
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2.0 Orientation of the Dwelling on the Allotment At Capestone homes should be positioned on the site and oriented to ensure the maximum possible benefit for passive solar gain, to improve energy efficiency and create a more pleasant living environment. The orientation of a home to provide an outlook to the street and areas of private open space are also important. Requirement
❑ Orientate the dwelling to locate internal and external living areas to the north where possible. ❑ Orientate and design the dwelling to capture breezes and maximise ventilation. ❑ Design the dwelling so that living rooms and bedrooms are located to avoid the western side
of the dwelling. ❑ Dwellings must be designed to have either a living room, dining room or bedroom window or
balcony overlooking the street. ❑ Dwellings on allotments that are visible from the park must present an attractive appearance
to the park. Design features shall be incorporated to ensure a high quality presentation to open space areas. Dwellings must also integrate design treatments to enable casual surveillance over parks to facilitate security of the neighbourhood.
3.0 General Architectural Attributes
It is expected that proposed dwellings within Capestone will meet a reasonable and defined set of Architectural Attributes to maintain consistent quality and appropriate streetscape presentation and variety throughout the development.
Requirements
❑ Design the primary frontage facade to incorporate elements that provide interest to the façade including: - recessed or projecting balconies, porches or verandas - broken rooflines - eaves / overhangs - pergolas or canopies - well-proportioned windows - timber shutters and sunshades where appropriate - fenestration including timber feature panels, louvres and trims.
❑ Building massing and voids are to be used to draw attention away from the garage. ❑ Houses that have a frontage to more than one street must present an interesting and
attractive façade to all frontages by replicating the design features of the primary frontage facade. Integrated feature fencing and landscape treatments are also key elements of the appearance of the street frontage.
❑ Dwellings with park frontage must present to the park and include an interesting and attractive façade by replicating the design features of the primary frontage facade. In combination with fencing treatments park frontages must be designed to provide an attractive extension of the outdoor living area. Dwellings must also integrate design treatments to enable casual surveillance over parks adding to security of the neighbourhood.
4.0 Roof Form Dwellings at Capestone must have attractive roof designs to create visual interest while also addressing the functional aspects roofing. Requirements
❑ Design roof forms to complement the dwelling design and reflect the contemporary style of the area. Roof designs will be assessed on architectural merit.
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❑ Use roof forms that provide articulated shapes with hips, gables, and other more contemporary forms including skillion roofs, 'butterfly' forms or curved roofs.
❑ Pitched roofs must have a minimum pitch of 25º for the main roof ❑ A roof pitch of 22.5º will be considered and assessed on architectural merit on secondary roof
elements or where the allotment is wider than 18 metres. ❑ Skillion roofs should have a minimum pitch of 5º and consist of a minimum of two roof planes. ❑ Provide eaves overhangs with a minimum width of 450mm ❑ The maximum length of under eave extensions to the dwelling is 4m. ❑ Roof pitch must be consistent throughout the roof form. ❑ Eave overhangs must be of a consistent width around the entire perimeter of the roof unless
under-eave extensions are used. ❑ Roof materials are limited to corrugated prefinished and coloured metal sheeting or clay,
concrete or slate roof tiles.
Advisory ❑ Design roof form where possible to incorporate a northern facing area, preferably not visible
from the primary frontage, of a size and pitch suitable for the location of solar hot water and photovoltaic collectors.
❑ Where flat roof planes may be used, the roof pitch must be appropriate for the size and location of the roof plane.
5.0 Entry Point Requirements
❑ Dwellings must have a clearly defined and visible entry point, visible from the street.
Advisory ❑ Strong entry statements such as porticos with a minimum area of 4m2 and minimum depth
of 1.5m, canopies etc. that express the entry point are encouraged.
6.0 Garage Door In general garage doors must be tilt up, panel lift, or roller doors finished in a complementary or contrasting colour lighter than the adjacent wall colour. Requirements
❑ Garage / carports accessed from the primary frontage must be designed to reduce their dominance through the use of building articulation, varied setbacks and two storey elements where appropriate.
❑ The maximum width of a garage / carport opening and door on the primary frontage is 5.4m. ❑ Garages and carports must be setback a minimum of 500mm behind the main building line.
7.0 Colours, Materials and Textures Dwellings must be finished in contemporary exterior materials, colours and textures that are compatible with the immediate environment and the intention of the architectural form. Colour schemes or material choices will be assessed on merit and if deemed appropriate may be approved. Applicants must provide details of all exterior materials, colours and textures for assessment. External wall finishes are to be one or a combination of the following:
• Rendered painted masonry or bagged and painted masonry
• Fibre cement with rendered and painted texture finish
• Facebrick of consistent solid colour
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• Painted or stained weatherboard
• Stone or prefinished materials provided they have a natural appearance. Facebrick schemes incorporating numerous colours (mottled) or double height brick will not be approved.
8.0 Building Envelope All dwellings will be checked against the following general criteria:
• Boundary Setbacks (bulk and location/building envelope)
• Overall maximum heights of dwellings (bulk and location/building envelope)
• Maximum height of walls at certain setbacks
• Built-to-boundary provisions
• Outdoor space
• Access
• Privacy of/for neighbours
• Services such as water tanks, air conditioning etc.
9.0 Setbacks Dwellings must comply with the Setback Table requirements on drawing “Stage 11 and 12 Setback Plan and Development Requirements 30105-BLE 15 rev O sheets 1 of 2 and 2 of 2” and must not deviate from these requirements unless specifically provided for on the approved plan of development provided by the developer. General Requirements
❑ Garage wall must be set back from the main facade of the house a minimum of 500mm ❑ Balconies and roof elements and their supporting structure that are part of the main
structure of the house must be contained within the main building envelope. ❑ Sun shades and screens that are not part of the roof form may project into the setback
areas. ❑ Pool gazebos and similar structures separate to the main structure may be constructed in the
outdoor living area, but must comply with Local Authority regulations, and subject to assessment as to their suitability.
10.0 Corner Lot Setbacks In addition to the setbacks nominated in the Boundary Setback Table, boundary setbacks to corner lots are to assessed as per Queensland Development Codes as noted in the setback table “Stage 11 and 12 Setback Plan and Development Requirements 30105-BLE 15 rev P sheets 1 of 2 and 2 of 2”.
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11.0 Boundary Setback Table
Extract of setback table “Stage 11 and 12 Setback Plan and Development Requirements 30105-BLE 15 rev P sheets 1 of 2 and 2 of 2”.Refer to drawing set for full Notes
12.0 Built to Boundary Wall Requirements On certain allotments houses may be built to a pre-nominated side boundary (zero lot line) in accordance with the applicable Building Envelope Plan prepared for the site. Requirements
❑ The maximum single wall section length of built-to-boundary wall shall not exceed “Built to Boundary Walls Residential Uses” table on “Stage 11 and 12 Setback Plan and Development Requirements 30105-BLE 15 rev O sheets 1 of 2 and 2 of 2”.
❑ All stormwater management must be contained within the site boundary including gutters, downpipes and rainwater heads. Overflow discharge pipes to internal gutters and rainwater heads must discharge within the site boundary.
❑ Where the built to boundary wall is not designed as a parapet wall, the built to boundary shall be setback a minimum of 200mm to allow for the provision of fixed guttering to the dwelling fascia which shall be connected to a piped underground stormwater drainage system to the street frontage.
❑ Services including but not limited to air-conditioning units, fixed clothes line, hot water system, gas cylinders and fuel storage systems are not permitted on the built to boundary setback.
❑ No truncated or removed eaves and their associated raking fascias at the built-to-boundary wall will be approved.
❑ The location of built to boundary walls for individual allotments are indicated on the approved plans. Reference is made to the approved plans contained in Appendix 1 for further detail.
13.0 Maximum Height Dwellings shall be no more than two storeys with overall height as per “Stage 11 and 12 Setback Plan and Development Requirements 30105-BLE 15 rev P sheets 1 of 2 and 2 of 2”.
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14.0 Site Coverage To ensure an appropriate maximum level of building bulk is not exceeded and to maintain sufficient area for private open space, the maximum area of the site covered by a building as per “Stage 11 and 12 Setback Plan and Development Requirements 30105-BLE 15 rev P sheets 1 of 2 and 2 of 2”.SITE COVER Note #2.
15.0 Private Open Space Private open space of appropriate areas is required to ensure that there is adequate on-site outdoor space for living, entertaining and enjoyment of the property. Minimum private open space areas of the following sizes are required to be provided: Requirement
❑ Minimum area of 80m2 ❑ All dimensions of the private open space area are to be 2.5m or greater ❑ The space is to be able to fully contain a circle of 5.0m diameter.
Advisory ❑ Balconies, roof patios, etc can comprise part of the private open space area in certain
circumstances.
16.0 Driveways and Crossovers
❑ Garage and driveway width must be as per table “Stage 11 and 12 Setback Plan and Development Requirements 30105-BLE 15 rev O sheets 1 of 2 and 2 of 2”.
❑ Driveways and crossovers are to be coloured or patterned concrete, clay or concrete pavers or exposed aggregate concrete.
❑ Plain grey concrete is not permitted. Painted concrete is not permitted. ❑ Driveways and crossovers must be completed prior to occupation of the dwelling. ❑ Driveway locations and car accommodation must align with built to boundary wall locations
or to the nominated locations on the approved plans. Reference is made to the approved plans contained in Appendix A for further detail.
❑ Where a footpath has been constructed in front of the lot, it is permissible for the driveway to cut through the footpath.
17.0 Gazebos Gazebos or other similar structures associated with outdoor or pool areas are generally permitted, however, they must reflect the architecture of the associated dwelling, and be finished in compatible materials and colours. Gazebos or similar structures must comply with any Local Authority restrictions, and will be subject to approval by the developer.
18.0 Clothes Drying Areas Clothes drying areas should be located within the side or rear yards of the dwelling. Clothes drying areas must not be directly visible from the street.
19.0 Bin Storage Bin storage or other rubbish storage must not be visible from the street.
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20.0 Satellite Dishes Satellite dishes or similar devices must not be visible from the street.
21.0 Air Conditioners Window mounted air-conditioning units are not permitted at Capestone. Air-conditioning or heat-pump systems must be installed at ground level and located in such a position as to not be visible from the street and public spaces or impose any audible operation noise on neighbouring properties.
22.0 Pool, Plant and Equipment Pool filtration plant and equipment must be located in such a position as to not be visible from the street and public spaces or impose any audible operation noise on neighbouring properties.
23.0 External Plumbing All waste and water supply plumbing must be concealed within the dwelling fabric. No visible pipe work or plumbing other than roof downpipes may be visible to the exterior of the dwelling.
24.0 Solar Water Heating Systems Solar water heating systems located in visible locations, including roofs, must be integrated into the structure or roof plane to limit their appearance to neighbours. Details of the type and location of any proposed solar water heating systems must be submitted with, or indicated on documents submitted for Design Review.
25.0 Street Boundary Fencing and Gates In order to define the boundary between public and private areas of allotments, street boundary fencing may be used in conjunction with front boundary landscaping in accordance with the following requirements. Requirements
❑ The fence must incorporate a minimum transparency ratio of 50% ❑ 50% of the fence must be set back 600mm from the front boundary and incorporate
appropriate landscaping. ❑ Fence height must not exceed 1.2m ❑ The fence must be constructed of materials and be in colours sympathetic to those of the
associated dwelling ❑ Transparent metal gates may constitute part of the 50% transparency
Advisory
❑ Hedges and other forms of 'soft' landscaped edges are encouraged as an alternative to structural fencing.
Street boundary fencing proposals are subject to review.
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26.0 Fences on Corner Sites Fencing to secondary boundaries on corner sites must be set back from the main street boundary to line with the main front wall of the dwelling, or reduced to 1.2m in height in this area of the site to ensure appropriate sight-lines are maintained for vehicular traffic. Fencing to secondary street boundaries must be compatible and of matching construction to street boundary fences and must have a maximum height of 1.8m. Where no front fence is used, the secondary street fence must return to the house a minimum of 1m behind the front wall of the dwelling.
27.0 Side Boundary Fencing Fencing to side and rear boundaries must be of a consistent type and compatible with the dwelling within the site. Fencing must be 1.8m in height and may be constructed in the following materials:
• Painted rendered concrete block
• Stained timber fencing
• No metal fencing will be allowed on corner allotments, or any allotment forward of the building line.
• Where a zero lot line boundary is utilised, fencing is not permitted to be constructed along the boundary adjacent to this length of external wall.
28.0 Fences on a Common Boundary with Open Space Nodes , Parks or a
lake. Fencing along the common park, lake or open space boundaries are to be:
• A minimum transparency ratio of 50%
• A maximum of 1.8m height from the bottom of the retaining wall or 1.2m from lot level (if greater than 1.8m from bottom of retaining wall)
• Constructed of materials and be in colours sympathetic to those of the associated dwelling
• Constructed of face brickwork or Rendered and painted masonry piers (with or without masonry base);
• Infills of coloured metal tube or timber palings with rails to the inside of the allotment;
Please discuss your proposed fencing with the adjoining owner prior to construction and refer to the relevant ‘The Dividing Fences” legislation and guidelines in your State and Local Government Area.
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29.0 Developer Fencing and Retaining Where the developer has constructed a fence, entry statement or retaining wall, it is to be maintained by the owner to the standard to which it was constructed. Boundary fences and/or retaining walls constructed by the developer will be positioned within the property boundary at a consistent setback determined by the largest footing requirement.
Typical developer installed retaining wall and fence Typical developer installed fence:
30.0 Privacy Privacy is important to maintain with the close proximity of neighbours. Views and outlook should be maintained and concentrated toward outlook areas and not over neighbouring properties.
31.0 Screening and Limiting Overlooking of Neighbours Dwellings at Capestone should provide the best possible outlook and view from the internal spaces, however, this must not be at the cost of compromising the privacy of neighbours. Windows, balconies and decks of upper floors of two storey houses must be located in positions that limit overlooking or direct view of indoor and outdoor spaces of neighbouring properties. Where overlooking or direct view does, or may potentially occur, windows must be fitted with appropriate screening or sill heights raised to an appropriate level. Balconies and decks that potentially overlook neighbouring spaces should be screened to limit overlooking. Privacy Screening means a translucent, perforated or slatted barrier, constructed of a durable material and having:
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If perforated; a maximum 25% openings and each opening no more than 50mm square. If slatted or louvered; a maximum of 25% opening with clear vision at 90 degrees to the plane of the window, and each opening not more than 50mm clear vision at 90 degrees to the plane of the window
32.0 Landscaping Planting within Capestone will play an important role in establishing a setting with a distinctive sense of community. The plant species selection should take into consideration the specific climate and soil conditions of the site. In addition, planting locations are to be determined with solar access and prevailing wind direction in mind. Aspect, views and vistas will also act to guide the specific flavour of planting to be featured as well as reduce the visual presence of the housing. Requirements
❑ Landscape planting designs must consider the neighbouring lots in terms of privacy, the specific climatic conditions of the site, particularly the solar access and the prevailing winds, and the aspect of the lot in terms of views and vistas
❑ The selected species must be in context with the surrounding landscape. ❑ 50% of plants are to be drought tolerant native species ❑ Turf is to be a drought tolerant variety ❑ Landscape the front garden of the dwelling (between the building line and the front boundary)
using a variety of plants of different sizes and types, including trees, shrubs and ground covers to create an attractive setting for the home in accordance with the following schedule;
• For lots less than 15.0m wide, the front and external side garden (for corner lots) must include the following as a minimum at the time of occupation:
o 1 plant at a minimum of 2m in height; o 5 plants, each at a minimum of 1m in height;
• For lots 15.0m and wider, the front and external side garden (for corner lots) must include the following as a minimum at the time of occupation:
o 3 plants, each at a minimum of 2m in height; o 5 plants, each at a minimum of 1m in height.
• All lots are to include the following: o Garden beds mulched 100mm deep and edged; o Turf to the remainder of the front garden area. o
These minimum landscape requirements are to be retained and maintained to an acceptable standard.
33.0 Retaining walls
Retaining walls visible from the street or from parks and public spaces are to comply with the following;
• Limited to 1m in height before the inclusion of a 0.5m wide landscaped terrace. • Must be constructed from high quality boulder, stone or masonry to match the dwelling.
Timber retaining walls may be constructed alongside boundaries (excluding secondary street frontages) and rear boundaries. Timber retaining walls must taper down to meet the finished ground line at the front of the property. Please discuss any proposed retaining walls with your adjoining neighbour prior to construction to ensure that the height of the retaining is appropriated to suit the finished ground levels on adjacent block. When constructing within the zone of influence of a developer supplied retaining wall a certificate of compliance (Total engineering solution) will be required from a registered engineering practice, and submitted with the drawings to be assessed by the seller in accordance with the Capestone Housing Design Guidelines. The certificate of compliance must certify any building works constructed on the land within the zone of influence of a retaining wall erected on the land by the Seller has not exceeded the maximum loading limitation of the retaining wall.
20.0m Wide New Road -
ROAD No. 7
STAGE 7C
APE
STO
NE
BLV
D
CAPEST
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STAGE 4
STAGE 8B
9020
6582m²
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13662996m²
PMT
9021
1706
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9019
1602
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2510m²
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1368
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Park5332m²
New
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13963440m²
10.0
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13947510m²
215m²1189
187m²1190
187m²1191
187m²1192
187m²1193
251m²1194
222m²1195
223m²1196
252m
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254m²1206
248m²1207
278m²1208
218m²1209
218m²1210
280m²1211
218m²1212
272m²1213
300m²1214
300m²1215
300m²1216
300m²1217
225m²1218
300m²1219
299m²1220
414m²1221
415m²1222
300m²1223
300m²1224
300m²1225
375m²1232
375m²1233
300m²1234
300m²1235
240m²1236
300m²1237
300m²1238
300m²1239
300m²1240
300m²1241
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300m²1243
300m²1244
300m²1245
240m²1246
300m²1247
300m²1248
300m²1249
300m²1250
240m²1251
300m²1252
300m²1253
300m²1254
300m²1255
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1329
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1331222m²
1332280m²
1333218m²
1334280m²
1335278m²
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1337
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1338
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1339
224m²
1340
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1341
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1342
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1343
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1344280m²
1345218m²
1346280m²
1347222m²
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1350
244m²
1357
210m²
1358
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1359
224m²
1360
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1361
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1362
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1363
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4,004m²
16.5m
Wide
New
Roa
d - R
OAD No.
36
24.0
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16.5m
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16.5m Wide New Road - ROAD No. 37
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278m²
16.5m Wide New Road - ROAD No. 36
16.5m Wide New Road - ROAD No. 35
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16.5m Wide New Road - ROAD No. 35
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16.5m Wide New Road - ROAD No. 35
16.5m Wide New Road - ROAD No. 36
20.0m
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d -
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38
7.0m Wide New Laneway - Laneway No. 8
Laneway No. 9
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503m²1227
613m²1231
RoadReserve780m²
STAGE 12B
STAGE 12A
STAGE 11
STAGE12B
298m²
1351280m²
1352280m²
1353280m²
1354292m²
1355
292m²
1364280m²
1390280m²
1391
280m²
1392269m²
1393
340m
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8229
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1283
294m
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1285
294m
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8635
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1287
425m
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88
294m
²
1284
050m
50 mm 150 mm SCALE BAR100 mm100m 150m
Context Plan (nts)
11+
12
LegendStage 11 + Stage 12 Boundary
58
115
6
32.4%
64.3%
3.3%
Rear Loaded Product
Front Loaded Product
179 100%TOTAL
Yield Summary
Multiple Dwelling Unit Sites
Park
Community Use
Drainage Corridor/Detention
Rear Loaded Product
Front Loaded Product
Multiple Dwelling Unit Sites
IMPORTANT NOTES:
This plan was prepared to support a Reconfiguration of Lotapplication for the land situated at Mango Hill. The Contours,boundaries, creek line, flood lines, building locations have all beenscaled and should not have any reliance based on them as they areonly intended as a general guide. The configuration of allotmentsshown on this plan is subject to Local Authority (and relevant StateGovernment Authority) approvals, detailed design, final survey, andregistration of survey plans. Any comments contained on this planshould be confirmed by the relevant authorities. The dimensions,areas and total number of lots shown hereon are subject to fieldsurvey and also to the requirements of Council and any otherauthority which may have requirements under any relevantlegislation. In particular, no relevance should be placed on theinformation on this plan for any financial dealings involving the land.
Copyright © Veris Australia Pty Ltd. June 2018.
Drawing No Issue
N
CAPESTONEStage 11 and
Stage 12Reconfiguration of
a Lot Plan
For
Capestone
Urbex
Issue Revisions DrawnDate
THESE DESIGNS AND DRAWINGS ARE COPYRIGHT
AND ARE NOT TO BE USED OR REPRODUCED
WITHOUT THE WRITTEN PERMISSION OF VERIS
14.07.2015A KSOriginal
30105-LP15
30 Oct, 2019
30105-LP15-N.dwg
1:1,000@A1KSSIGC
Data Sources
30105-LP11-M.dwgCadastral Boundaries
Scale:Designed:Drawn:Checked:Plot Date:Computer File Ref:
Total Number of Residential Lots
Total Stage Area (approx.)
Approx. Length of New Road (2056m)· Road· Laneways
Area of Park
3
0.4004ha
Development Summary - Stage 11
Notes:Please refer to the following plans for additionalinformation:
Setbacks &Requirements
Vehicle TurningGP30-K
(VERIS Suite)Empower
Suite
VERIS SuiteBLE15-P (Sheet 1&2)
Total Area of Lots 6.1265ha
1660m
Approx. Area of New Road (3.4401ha)· Road· Laneways & Connecting Pathways,
Road Reserve
2.7361ha0.704ha
2.3372ha
Area of Drainage Corridor/Detention 1.066ha
Total Number of Residential Lots
Total Stage Area (approx.)
Approx. Length of New Road
Park
176
0.5332ha
Development Summary - Stage 12
210m
Approx. Area of New Road 0.5903ha
11.0330ha
Area of Community Use (CU) 0.2510ha
0.1706ha
Area of Multiple Dwelling Unit Sites 0.7921ha
Area of Drainage Corridor/Detention
396m
Driveways Locations
Driveway design must be in accordancewith Council requirements.
veris.com.au
ACN 615 735 727Veris Australia Pty Ltd
BRISBANE(07) 3666 4700
MACKAY(07) 4951 2911
WHITSUNDAYS(07) 4945 1722
CAIRNS(07) 4051 6722
M Amend Lots 1351-1355, 1364 &1390-1393 & 1394. Amend References.
18.09.2018 KS
N Amend lots 1282-1291. AmendReferences.
30.10.2019 SI
APPENDIX 1
STAGE 7C
APE
STO
NE
BLV
D
CAPEST
ONE BL
VD
STAGE 4
STAGE 8B
9020
6582m²
Rail R
esum
ption
9019
A A
A
AA
A
9020
6582m²
3784m²
Prop
osed
Acc
ess
Ease
men
t to
exis
ting
Sew
er P
ump
Stat
ion
2996m²
9019
2510m²
2021m²2904m²
Park5332m²
New
Roa
d
3440m²
Piped withroad over
LandscapeStrip
7510m²
EMT
10.0
m A
cces
s EM
T
7.0m
Acc
ess
EMT
BINBIN
1325
1395
9014
9022
1608
1366
PMT
9021
1706
m²
1602
m²
13691368
1396
1394
215m²1189
187m²1190
187m²1191
187m²1192
187m²1193
251m²1194
222m²1195
223m²1196
252m
²11
97
187m
²11
98
188m
²11
99
188m
²12
00
215m
²12
01
223m
²12
0219
4m²
1203
219m
²12
0425
7m²
1205
254m²1206
248m²1207
278m²1208
218m²1209
218m²1210
280m²1211
218m²1212
272m²1213
1214
300m²1215
300m²1216
300m²1217
225m²1218
300m²1219
299m²1220
414m²1221
415m²1222
300m²1223
300m²1224
300m²1225
300m²1234
300m²1235
240m²1236
300m²1237
300m²1238
300m²1239
300m²1240
300m²1241
300m²1243
300m²1244
300m²1245
240m²1246
300m²1247
300m²1248
300m²1249
300m²1250
240m²1251
300m²1252
300m²1253
300m²1254
300m²1255
240m²1256
373m²1257
272m
²12
5828
0m²
1259
280m
²12
6021
8m²
1261
280m
²12
62
280m
²12
63
218m
²12
64
280m
²12
65
280m
²12
66
272m
²1267
272m
²12
6828
0m²
1269
210m
²12
7028
0m²
1271
280m
²12
7228
0m²
1273
280m
²12
74
280m
²12
75
280m
²12
76
280m
²12
77
280m
²12
78
210m
²12
79
280m
²12
80
272m
²12
81
252m
²12
98
210m
²12
99
210m
²13
00
210m
²13
01
270m
²13
02
278m²
1303
280m²
1304280m²
1305280m²
1306210m²
1307280m²
1308280m²
1309280m²
1310280m²
1311
270m²
1312
280m²
1313280m²
1314280m²
1315
280m²
1316210m²
1317280m²
1318210m²
1319210m²
1320280m²
1321315m²
1322
280m²
1330280m²
1331222m²
1332280m²
1333218m²
1334280m²
1335278m²
1336250m²
1337
210m²
1338
210m²
1339
224m²
1340
210m²
1341210m²
1342
250m²
1343
278m²
1344280m²
1345218m²
1346280m²
1347222m²
1348280m²
1349280m²
1350
244m²
1357
210m²
1358
210m²
1359
224m²
1360
210m²
1361
210m²
1362
250m²
1363
274m²1292
210m²1293
210m²1294
252m²1295
244m²1296
243m²1297
1323255m²225m²
1324225m²
225m²
1326225m²
1327225m²
1328
312m²
1329
300m²1214
1242300m²
1394
9013
330m²1226
503m²1227
375m²1232
375m²1233
613m²1231
298m²
1351280m²
1352280m²
1353280m²
1354292m²
1355
292m²
1364280m²
1390280m²
1391280m²
1392
269m²
1393
16.5m
Wide
New
Roa
d - R
OAD No.
36
24.0
m W
ide
New
Roa
d -
RO
AD N
o. 7
15.0m
Wide
Swale
15.0
m W
ide
Swal
e
28.0m Wide New Road
16.5m
Wide
New
Roa
d - R
OAD No.
37
ROAD No. 31
14.2
5m (1
6.5m
) Wid
e Ne
w Ro
ad -
ROAD
No.
36
20.0m Wide New Road -
ROAD No. 7
New
Laneway
16.5m Wide New Road - ROAD No. 37
15.0
m W
ide S
wale
16.5m Wide New Road - ROAD No. 36
16.5m Wide New Road - ROAD No. 35
10.0
m W
ide
Lane
way
16.5m Wide New Road - ROAD No. 35
14.2
5m W
ide
New
Road
- RO
AD N
o. 3
57.
0m W
ide
Lane
way
- Lan
eway
No.
7
16.5m Wide New Road - ROAD No. 36
16.5m Wide New Road - ROAD No. 35
16.5m Wide New Road - ROAD No. 36
7.0m Wide New Laneway - Laneway No. 8
Laneway No. 9
7.0m
Wid
e La
newa
y - L
anew
ay N
o. 6
20.0m
Wide
New
Roa
d -
ROAD No.
38
PARK4,004m²
Pedestrian
Path
Ellison
Par
kway
Par
kway
No.2
16.5m
Wide
New
Roa
d - R
OAD No.
39
20.0m
Wide
New
Roa
d -
ROAD No.
38
RoadReserve780m²
STAGE 12B
STAGE 12A
STAGE 11
STAGE12B
340m
²12
8229
4m²
1283
294m
²
1285
294m
²12
8635
0m²
1287
425m
²12
88
294m
²
1284
050m
50 mm 150 mm SCALE BAR100 mm100m 150m
Context Plan (nts)
11 +12
Mandatory 2 Storey ProductRefer to Plan 30105-BLE15-P (sheet 2) for all DevelopmentRequirements including, but not limited to, Setbacks, Zero Lot Lines, etc.
For Bin Locations and Requirements refer to Plan 30105-GP30-K &30105-BLE15-P (sheet 2).
Important Notes:
Mandatory Driveway Access
Mandatory Vehicle/Driveway Access Edge.
Driveways and Vehicle Access is prohibited
from all other building edges other than the
nominated edge.
Lot 1368 & 1369 must share a drivewayaccess.
Design Requirements for MultipleDwelling Unit Sites:
· Minimum Building Height = 3 Storeys;· Maximum Building heights =
21.0m;· Maximum Site Cover:
1. 8.5m - 12.0m = 50%;2. Greater than 12.0m - 21.0m =
40%.
Site Cover 50%. This overrides any
GFA requirement.
Development Requirements Legend
LegendStage 11 + Stage 12 Boundary
Pathway
APrecinct A - Mixed Use Precinct.Refer to the Tables of Assessment inthe Neighborhood Design Plan (NDP)for approved use (s).
Mandatory Built to Boundary Wall.
Built to Boundary Walls are subject toHigh Density Easements.
Refer to plan 30105-BLE15-P (Sheet 2of 2) for Built to Boundary Wallparameters.
Park
Community Use
Drainage Corridor/Detention
Rear Loaded Product
Front Loaded Product
Multiple Dwelling Unit Sites
Mandatory Driveways Locations.
Driveway design must be in accordancewith Council requirements.
Optional Boundary Wall.
IMPORTANT NOTES:
This plan was prepared to support a Reconfiguration of Lotapplication for the land situated at Mango Hill. The Contours,boundaries, creek line, flood lines, building locations have all beenscaled and should not have any reliance based on them as they areonly intended as a general guide. The configuration of allotmentsshown on this plan is subject to Local Authority (and relevant StateGovernment Authority) approvals, detailed design, final survey, andregistration of survey plans. Any comments contained on this planshould be confirmed by the relevant authorities. The dimensions,areas and total number of lots shown hereon are subject to fieldsurvey and also to the requirements of Council and any otherauthority which may have requirements under any relevantlegislation. In particular, no relevance should be placed on theinformation on this plan for any financial dealings involving the land.
Copyright © Veris Australia Pty Ltd. June 2018.
Drawing No Issue
P
CAPESTONEStage 11 and Stage 12
Setback Plan &DevelopmentRequirements
For
Capestone
Urbex
Issue Revisions DrawnDate
THESE DESIGNS AND DRAWINGS ARE COPYRIGHT
AND ARE NOT TO BE USED OR REPRODUCED
WITHOUT THE WRITTEN PERMISSION OF VERIS
14.07.2015A KSOriginal
30105-BLE15
30 Oct, 2019
30105-BLE15-P.dwg
1:1,000@A1KSSIGC
Data Sources
30105-BLE15-O.dwgCadastral Boundaries
Scale:Designed:Drawn:Checked:Plot Date:Computer File Ref:
(sheet 1 of 2)
Lots 1211-1213 dwelling design mustaddress both frontages: Road No. 37;and the Road Reserve to the rear ofthe lots.
Rear fencing must be transparent.
veris.com.au
ACN 615 735 727Veris Australia Pty Ltd
BRISBANE(07) 3666 4700
MACKAY(07) 4951 2911
WHITSUNDAYS(07) 4945 1722
CAIRNS(07) 4051 6722
O Amend Lots 1351-1355, 1364 &1390-1393 & 1394. Amend References.
18.09.2018 KS
P Amend Lots 1337-1343, 1357 -1363&1282-1291. Amend References.
30.10.2019 SI
Setb
acks
Tab
le
GE
NE
RA
L
1.M
axim
um B
uild
ing
Loca
tion
Enve
lope
s sh
own
are
subj
ect t
o fu
ture
pro
pose
dea
sem
ents
and
/or u
nder
grou
nd s
ervi
ces.
SIT
E C
OV
ER
2.Si
te c
over
(exc
ludi
ng e
ves,
sun
sha
ding
dev
ices
, pat
ios,
bal
coni
es a
nd o
ther
uncl
osed
stru
ctur
es) f
or lo
ts le
ss th
an 3
00m
² doe
s no
t exc
eed
in a
ccor
danc
ew
ith th
e ta
ble
belo
w:
CA
RP
AR
KIN
G S
PA
CE
S
3.C
ar p
arki
ng s
pace
s ar
e pr
ovid
ed 2
per
dw
ellin
g.
GA
RA
GE
4.G
arag
e an
d ca
rpor
t ope
ning
s ar
e in
acc
orda
nce
with
the
tabl
e be
low
:
DR
IV
EW
AY
S
5.D
rivew
ay
cros
sove
rs
are
loca
ted
in
acco
rdan
ce
the
Setb
acks
&
Req
uire
men
ts fo
r Atta
ched
Pro
duct
Pla
n - 3
0105
-BLE
15-P
(she
et 1
of 2
).
6.D
rivew
ays
do n
ot i
nclu
de a
rev
ersi
ng b
ay,
man
oeuv
erin
g ar
ea o
r vi
sito
rpa
rkin
g sp
aces
(oth
er th
an ta
ndem
spa
ces)
in th
e fro
nt s
etba
ck.
LA
NE
WA
YS
7.Th
e D
wel
ling
hous
e (o
r th
e pr
imar
y dw
ellin
g w
here
inc
ludi
ng a
sec
onda
rydw
ellin
g):
-face
s th
e no
n-la
new
ay fr
onta
ge;
-its
mai
n pe
dest
rian
entra
nce
(fron
t doo
r) fro
m th
e
non-
lane
way
fron
tage
.
8.Al
l veh
icle
acc
ess
mus
t be
via
the
lane
way
.
Built
to B
ound
ary
Wal
ls R
esid
entia
l Use
s
Impo
rtant
Not
es:
FE
NC
IN
G
11.
Fenc
es to
prim
ary
or s
econ
dary
road
fron
tage
s sh
all b
e ge
nera
llypo
wde
rcoa
t alu
min
ium
bat
ten
open
fenc
ing
in s
urro
und
fram
e. S
olid
mas
onry
wal
l ele
men
t are
pro
pose
d to
def
ine
corn
ers
and
prov
ide
scre
enin
g to
nom
inat
ed P
rivat
e O
pen
Spac
e. F
ence
s an
d sc
reen
sal
ong
to p
rimar
y or
sec
onda
ry ro
ad fr
onta
ges
shal
l be
betw
een
1.2m
and
1.5m
.12
.Fe
ncin
g ad
jace
nt a
lane
way
doe
s no
t exc
eed
1.8m
in h
eigh
t.
CA
SU
AL
S
UR
VE
IL
LA
NC
E
13.
Dw
ellin
gs g
ener
ally
mus
t add
ress
prim
ary
front
ages
with
a m
inim
umof
a w
indo
w a
nd e
ither
a fr
ont d
oor o
r ped
estri
an e
ntra
nce.
Dw
ellin
gson
cor
ner l
ots
may
hav
e a
front
doo
r add
ress
ing
the
seco
ndar
yfro
ntag
e bu
t mus
t stil
l add
ress
the
prim
ary
front
age
with
a w
indo
w o
nea
ch le
vel.
14.
A m
inim
um o
f one
hab
itabl
e ro
om w
indo
w o
f at l
east
1.0
m2
over
look
s ea
ch a
djoi
ning
pub
lic s
pace
(stre
et, p
ublic
ope
n sp
ace
orla
new
ay);
CO
RN
ER
L
OT
S
15.
For c
orne
r lot
s, th
e Pr
imar
y R
oad
Fron
tage
sha
ll be
con
side
red
the
narro
w fr
onta
ge a
ddre
ssin
g a
road
(not
Lan
e).
WA
ST
E
9.Ea
ch R
EAR
load
ed d
wel
ling
incl
udes
a b
in s
tora
ge a
rea
that
:-is
not
vis
ible
from
pub
lic a
reas
or s
cree
ned
from
pub
lic
area
s;-is
not
loca
ted
in th
e pr
imar
y fro
ntag
e se
tbac
k s
etba
ck (r
efer
GP3
0-K
for m
anda
tory
bin
sto
rage
a
reas
);-is
not
loca
ted
in a
n en
clos
ed g
arag
e;-h
as a
min
imum
are
a of
1.0
m x
2.0
m;
-has
acc
ess
to th
e co
llect
ion
poin
t with
out g
oing
thro
ugh
a dw
ellin
g (e
xclu
ding
a g
arag
e).
10.
Each
FR
ON
T lo
aded
dw
ellin
g in
clud
es a
bin
sto
rage
are
a th
at:
-is n
ot v
isib
le fr
om p
ublic
are
as o
r scr
eene
d fro
m p
ublic
ar
eas;
-has
a m
inim
um a
rea
of 1
.0m
x 2
.0m
;-if
loca
ted
with
in th
e ga
rage
the
area
mus
t be
ve
ntila
ted;
-if lo
cate
d w
ithin
the
front
set
back
mus
t be
stor
ed in
a
sm
all e
nclo
sure
.
*unless otherw
ise noted on plan 30105-B
LE
15-P
(sheet 1 of 2).
Note - E
xcludes pools and class 10 buildings and structures (other than retaining w
alls and structures). F
or requirem
ents for pools and class 10
buildings and structures (other than retaining w
alls and structures) refer to Q
DC
.
*
IM
PO
RT
AN
T N
OT
ES
:
This
pla
n w
as p
repa
red
to s
uppo
rt a
Rec
onfig
urat
ion
of L
otap
plic
atio
n fo
r the
land
situ
ated
at M
ango H
ill.
The
Con
tour
s,bo
unda
ries,
cre
ek li
ne, f
lood
line
s, b
uild
ing
loca
tions
hav
e al
l bee
nsc
aled
and
sho
uld
not h
ave
any
relia
nce
base
d on
them
as
they
are
only
inte
nded
as
a ge
nera
l gui
de.
The
conf
igur
atio
n of
allo
tmen
tssh
own
on th
is p
lan
is s
ubje
ct to
Loc
al A
utho
rity
(and
rele
vant
Sta
teG
over
nmen
t Aut
horit
y) a
ppro
vals
, det
aile
d de
sign
, fin
al s
urve
y, a
ndre
gist
ratio
n of
sur
vey
plan
s. A
ny c
omm
ents
con
tain
ed o
n th
is p
lan
shou
ld b
e co
nfirm
ed b
y th
e re
leva
nt a
utho
ritie
s. T
he d
imen
sion
s,ar
eas
and
tota
l num
ber o
f lot
s sh
own
here
on a
re s
ubje
ct to
fiel
dsu
rvey
and
als
o to
the
requ
irem
ents
of C
ounc
il an
d an
y ot
her
auth
ority
whi
ch m
ay h
ave
requ
irem
ents
und
er a
ny re
leva
ntle
gisl
atio
n. I
n pa
rticu
lar,
no re
leva
nce
shou
ld b
e pl
aced
on
the
info
rmat
ion
on th
is p
lan
for a
ny fi
nanc
ial d
ealin
gs in
volv
ing
the
land
.
Cop
yrig
ht ©
Ver
is A
ustra
lia P
ty L
td.
June
201
8.
Dra
win
g N
oIs
sue P
CAP
ESTO
NE
Stag
e 11
and
Sta
ge 1
2Se
tbac
k Pl
an &
Dev
elop
men
tR
equi
rem
ents
For
Cap
esto
ne
Urb
ex
Issu
eR
evis
ions
Dra
wn
Dat
e
TH
ES
E D
ES
IG
NS
A
ND
D
RA
WIN
GS
A
RE
C
OP
YR
IG
HT
AN
D A
RE
N
OT
T
O B
E U
SE
D O
R R
EP
RO
DU
CE
D
WIT
HO
UT
T
HE
W
RIT
TE
N P
ER
MIS
SIO
N O
F V
ER
IS
14.0
7.20
15A
KSO
rigin
al
3010
5-BL
E15 3
0 O
ct,
2019
3010
5-BL
E15-
P.dw
g
KS KS KS
Da
ta
S
ou
rc
es
3010
5-BL
E15-
O.d
wg
(she
et 2
of 2
)C
adas
tral B
ound
arie
s
Des
igne
d:D
raw
n:C
heck
ed:
Plot
Dat
e:C
ompu
ter F
ile R
ef:
(she
et 2
of 2
)veris
.com
.au
ACN
615
735
727
Veris
Aus
tralia
Pty
Ltd
BRIS
BAN
E(0
7) 3
666
4700
MAC
KAY
(07)
495
1 29
11
WH
ITSU
ND
AYS
(07)
494
5 17
22
CAI
RN
S(0
7) 4
051
6722
O14
.09.
2018
KSAm
end
Ref
eren
ces
*F
or D
welling H
ouses and D
ual O
ccupancies O
nly. F
or setbacks for covered car parking spaces on secondary to street refer to plan
30105-B
LE
15-P
(S
heet 1 of 2).
**O
MP
includes architectural features such as piers, pylons, eaves, etc.
***E
aves m
ay encroach to a m
axim
um
of 450m
m.
#O
ne side m
ust be setback a m
in. of 1.5m
to the w
all (excludes lots w
ith: built to boundary w
alls both sides; and lots that share a boundary
with a lot that has built to boundary w
alls both sides).
No
te
- T
his is a
q
ua
ntifia
ble
sta
nd
ard
th
at is a
n a
lte
rn
ative
p
ro
visio
n to
th
e Q
DC
, p
art M
P1
.1
, A
1 (a
), (b
) a
nd
(c), A
2 (a
), (b
) a
nd
(d
)
an
d p
art M
P1
.2
, A
1 (a
), (b
) a
nd
(c), A
2 (a
), (b
) a
nd
(d
). N
on
-co
mp
lia
nce
w
ith
th
is p
ro
visio
n fo
r a
D
we
llin
g h
ou
se
re
qu
ire
s a
co
ncu
rre
nce
a
ge
ncy re
sp
on
se
fro
m C
ou
ncil.
n/a
n/a
n/a
n/a
n/a
n/a
min
1.0
m**
* #m
in 1
.0m
***
as p
er Q
DC
To W
all
Lot F
ront
age
Side Setback: Non-builtto Boundary Wall
Can
onl
y ex
tend
to th
eLo
t Bou
ndar
y if:
ther
e is
an a
djoi
ning
Bui
lt to
Boun
dary
Wal
l; an
dw
here
the
adjo
inin
gbu
ildin
g is
Bui
lt to
Boun
dary
on
both
floo
rs.
Oth
erw
ise
the
setb
ack
for N
on-B
uilt
toBo
unda
ry W
alls
as
per
the
Setb
ack
Tabl
esap
plie
s.
Up
pe
r F
lo
or
Se
tb
ac
k D
ia
gra
m
(n
ts
)
P30
.10.
2019
SIAm
end
Ref
eren
ces
Capestone Housing Design Guidelines Stage 12B – December 2019
16
CAPESTONE DESIGN REVIEW APPLICATON FORM
Lot Number: Street:
Date Submitted:
OWNERS DETAILS
Name:
Address:
Post Code:
Contact Numbers:
Home ( ) Mobile
Business ( ) Fax ( )
BUILDER / ARCHITECT DETAILS (PLANS PROVIDED BY)
Name:
Address:
Post Code:
Contact Numbers:
Home ( ) Mobile
Business ( ) Fax ( )
LANDSCAPE ARCHITECT/DESIGNER DETAILS (PLANS PROVIDED BY)
Name:
Address:
Post Code:
Contact Numbers:
Home ( ) Mobile
Business ( ) Fax ( )