KILDARE ESTATE + MOUNTAIN VIEW ESTATE
master plan and design guide
APRIL 2019 / v1 document Quality Assurance
Bibliographic reference for citation: Boff a Miskell, 2019. Mountain View Estate Development Design Guide. Report by Boff a Miskell Limited for Mountain View Developments Ltd.
Prepared by: Simon White Landscape Architect Boff a Miskell Ltd
Reviewed by: Morné Hugo Landscape Architect | Urban Designer Associate Partner Boff a Miskell Ltd
Status: Final Issue date: April 2019
File ref: BM19127_Mountain_View_Estates_Development_Design_Guide_ 1. OVERVIEW 4
1.1 Introduction 4 1.2 VISION 5 1.3 Purpose of the Guidelines 8 1.4 Who should Use the Guidelines 8 1.5 Approval Process 9 2. Landscape MASTER PLAN 11
2.1 Introduction 11 2.2 Arrival 11 2.3 Neighbourhood Character Areas 14 2.4 Streetscape 15 2.5 Gullies and Reserves 15 3. DESIGN GUIDELINES 28
3.1 INTRODUCTION 28 3.2 Site Planning 28 3.3 Streetscape Interface 30 3.4 Architectural Design 33 3.5 landscape design 45 3.6 Ancillary Structures 46
3 1. OVERVIEW
1.11.1 IntrIntroductionoduction
TaupiriTaupiri is a small townshtownship of about 450 people on the eastern bank of the Waikato River in the Waikato District of New Zealand. It is guarded by Taupiri mountain, the sacred burial ground for the Waikato tribes of the Māori people, located just to the north. It is remembered in the tribal saying: KoKo Waikato te awa Ko TTaupiriaupiri te maunga Ko Te WheroWherowherow te tangata. WaikatoWaikato is ttheh river TaupiriTaupiri is thethe mountain TeTe WherowheroWherowhe is the man.
ManyMany Waikato ancestors and chiefs are buried on Taupiri, including all the Māori kings, and the late queen, Dame Te Ātairangikahu.
Mountain View Estate is located directly adjacent to the existing Taupiri township. The beautiful rural site is located to the south of Taupiri MountainMoun and to the west of the current State Highway 1 corridor. With the construction of the Waikato ExpresswaExpressway,y, further to the east, the current portion of SH1 will revert to local road status and traffi c numbers, especially large ttrucksrucks and commerciacommerciall vehicles, are anticipated to substantially reduce. Taupiri Mountain directly to the north of the site, is a keykey feature in the landscape,lands and forms a strong focal point and impressive natural backdrop to the development.
4 1.2 VISION
The design vision for Mountain View Estate is centred on a strong appreciation for the natural environment, and Taupiri settlement’s historic and cultural narrative.
Space to relax and enjoy
Mountain View Estate is a place for both young and old. A place where your family will have room to explore and enjoy the environment. Sustainable design practices are promoted within the estate’s public realm, and active and passive reserve space. Aside from the surrounding hills and proximity of the Waikato River, the natural gully system running centrally through the site is a key natural landscape feature of the development. The estate has been carefully designed to protect this valuable natural feature and enhance it, so it is not only visually appealing for residents, but becomes a functional active recreation spine running throughout the entire development. A shared cycle and walkway network has been developed linking the gully network to reserve spaces within the estate and the wider open space network. Residents are encouraged to enjoy the landscape amenity and active recreation opportunities off ered within the estate.
A safe and secure community
It is important your residential environment has a feeling of safety and security. It is important that you feel safe within your home and within the Mountain View Estate community.
The principles of Crime Prevention through Environmental Design (CPTED) have been embedded within the design of the estate. This is refl ected in the way that the design guidelines control things like lot fencing, boundary treatments, street interfaces and planting. We want to ensure that we not only create a visually appealing residential community, we also want it to be safe and secure for your family.
TAUPIRI MAUNGA WAIKATO TE AWA
SITE LOCATION
ngaruawahia 7km (from site)
Horotiu 13km
te awa the base 18 km
hamilton city centre 23 km
6 7 A high-quality environment
At Mountain View Estate we have created a neighbourhood you will be proud of and look forward to coming home to. Upon arrival at the estate you will be greeted by lush plantings and well-designed entry feature walls. We have created tree-lined streets, each with their own character, streetscape features, LED street lighting, and a network of shared paths and footpaths that wind throughout the estate. Mountain View Estate has been carefully designed to refl ect the natural character and heritage of Taupiri. Sensitivity to the environment and a tangible sense of community will make Mountain View Estate a unique place to live.
1.3 Purpose of the Guidelines
It is our intention to develop Mountain View Estate as a modern and well designed residential lifestyle community. To make sure that we achieve this desired outcome, a level of supervision and control is required to protect the interest of all future residents in relation to the nature and type of construction that is permitted within the development.
This required level of control will be achieved in the form of design guidelines and covenants which each Purchaser will need to comply to when building within the estate.
1.4 Who should Use the Guidelines
The guidelines will be used by:
• Property Owners • Architects and Architectural Designers • Builders • Landscape Architects • Landscapers
8 1.5 Approval Process
All plans and drawings are to be submitted to the Design Review Panel prior to submitting plans for building consent approval to Council. Plans 'HYHORSPHQW&RQWURO$SSURYDO)RUP and drawings are to be submitted by Wednesday 4pm each week for review by the Design Review Panel every Friday, after which approvals and/ or review comments will be provided. All feedback will be returned within 7 days of submission.
/RW1XPEHU Submissions can be in hard copy or by email to: &OLHQW1DPH
6XEPLVVLRQ'DWH 6XEPLWWHG3ODQPHHWV'HYHORSPHQW&RQWURO*XLGHOLQHV$33529('7LFN Boff a Miskell Ltd 6XEPLWWHG3ODQ'2(61270HHW'HYHORSPHQW&RQWURO*XLGHOLQHV 6XEPLWWHG3ODQ&203/,(6ZLWKVWUHHWWUHHOLJKWSRVWDQGVWRUPZDWHUGUDLQORFDWLRQV +64 7 903 0006 &RORXU PDWHULDOSDOHWWH+$6%((1VXEPLWWHG &RORXU PDWHULDOSDOHWWH+$6127%((1VXEPLWWHG
'HYHORSPHQW&RQWUROOHU&RPPHQWV Attention: Morné Hugo
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1DPH 0+XJR 'DWH 6LJQDWXUH The Design Review Panel can approve or decline any submitted design at their discretion, if it is deemed to not be in keeping with the intent of the Design Guidelines. Submitted plans that DO NOT meet Development Control Guidelines are to be resubmitted for approval following consideration of the Development Controller’s comments. Colour and material palette must be submitted for Development Controller approval prior to any ordering of materials or construction works commencing on site. No plans are to be submitted to Waikato District Council for Building Consent prior to Development Control Approval. Development Control Approval does not in any way imply compliance with Building Code, Resource Consent or District Plan requirements. The property owner / builder is responsible for checking with the relevant parties or authorities regarding statutory requirements and co-ordination with subdivision services, trees and infrastructure. Please ensure site & driveway layout meets on-site manoeuvring requirements.
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9 drawing and information requirements
All plans and drawings should be legible and to scale, with a north arrow, Lot / DP number, street name, applicant name and contact details including, postal address, phone number and email address. The design package submitted for approval must include the following:
site plan
The site plan must include the proposed house and garage location, setbacks, contours, driveways, ancillary structures and service locations.
floor plans and elevations
A full set of fl oor plans and elevations are required for the house and garage.
LANDSCAPE PLAN
The landscape plan must include the proposed lot boundary fencing types and heights, retaining walls, planting areas and selected species, washing lines, bin and service areas, swimming pool and spa pool, pergola and trellis structures, carports and lawn areas.
MATERIALS, COLOURS AND FINISHES SCHEDULE
A materials, colours and fi nishes schedule is required for all external building materials including roofi ng, walls, doors, windows, garage doors and fencing.
LIST OF ALL NON-COMPLIANCES
It is the designer’s responsibility to provide a list of all non-compliance issues with the Rules and Design Guidelines.
10 2. Landscape MASTER PLAN
2.1 Introduction
The landscape master plan has been designed to refl ect the natural environment including the on-site gullies, local Taupiri Maunga and Hakarimata Range, the Waikato River and surrounding rural character.
The master plan creates tree lined streets, refl ecting the diff erent neighbourhood character areas, with particular reference to the gullies and views to Taupiri Maunga. Exotic tree species have been selected to provide interesting form, colour and texture to the streets. The native street trees provide visual linkages to the gullies and food source for birds.
The landscape master plan will be further developed as each stage of the development progresses into detail design and construction.
2.2 Arrival
Sense of arrival will be created by the use of lush native planting at the developments entrances including SH1, Great South Road, Murphy Lane and Te Putu St. Appropriately scaled entrance signs will be located at each entrance, with design reference to the Taupiri Maunga and utilising natural materials.
11 key
GULLY AREA
RESERVE AREA
PUBLIC OPEN SPACE
IDENTIFIED PA SITE
Gordonton road STAGE ONE DEVELOPMENT
STAGE TWO DEVELOPMENT southGreat road
COMMUNITY FACILITIES AREA
PROPOSED RESIDENTIAL AREA
PROPOSED COUNTRY LIVING
future development area
12 mountain View Estate - Master Plan Neighbourhood character plan
Spine Road The spine road runs east-west through the development, providing strong connectivity to adjacent roading infrastructure. The proposed street tree planting of large scale english oak and columnar ornamental pear will help visually reinforce these connections. Residential Area Exotics - Primary Street Exotic street tree planting is typically located at the southern end of the development, where the more traditional rectilinear lots have been designed not infl uenced by the gully system.
Residential Area Exotics - Secondary Street The secondary residential streets located directly off the primary residential streets are planted with upright maidenhair trees.
Residential Area Natives - Primary Street A key natural feature of the development. The primary residential street that follows the gully network provides opportunity for native street tree planting to refl ect the gully and native planting as well as providing visual connection towards Taupiri Maunga. Residential Area Natives - Secondary Street Secondary native street tree planting includes kowhai and nikau.
Medium Density Residential Area Smaller scale exotic street trees provide seasonal colour and include persian ironwood and silver whitebeam.
Country Living Area Larger scale lots are characterised by street tree planting of oriental plane and fl owering cheery, refl ecting the rural character.
Commercial Area The commercial area is defi ned by a mix of native and exotics and includes upright hornbeam, rewarewa and totara.
13 2.3 Neighbourhood Character Areas
Character Areas are identifi ed within the development to guide the appropriate use of landscape. This helps with way fi nding, as well as lending the spaces a sense of character and identity.
Spine Road
Accessed via either Gordonton Road (SH1 to be replaced by Huntly Expressway in 2020) or Great South Road, the spine road runs east-west through the development, providing strong connectivity to adjacent roading infrastructure, the wider Taupiri community, including; sports fi elds, school, café and local dairy and the Waikato River. The proposed street tree planting of large scale english oak and columnar ornamental pear will help visually reinforce these connections.
Residential Area Exotics - Primary Street
Exotic street tree planting is typically located at the southern end of the development, where the more traditional rectilinear lots have been designed (not infl uenced by the gully system).
The primary residential areas for exotic tree planting utilises smaller street tree planting with norway maple. A compact rounded form, with bright green leaves which turn yellow in autumn.
Residential Area Exotics - Secondary Street
The secondary residential streets located directly off the primary residential streets are planted with upright maidenhair trees. The yellow autumn colour will complement the yellow of the norway maple trees located in the adjacent streets.
Residential Area Natives - Primary Street
A key natural feature of the development is the gully system that typically runs in a north south direction. The design of the lots adjacent to gullies creates varying backdrops and access to the proposed gully walkway. The primary residential street that follows the gully network provides opportunity for native street tree planting to refl ect the gully and native planting as well as providing visual connection towards Taupiri Maunga. Native street tree planting includes kowhai, rimu and rewarewa. Where appropriate clusters of natives will be located along the streetscape.
14 Residential Area Natives - Secondary Street
Secondary native street tree planting includes kowhai and nikau. This road is planted with Sophora microphylla, the common small leaved Kowhai tree. This is a favourite tree of the Tui and other native birds when it is in fl ower. The nikau also provides nectar for birds will provide a visual contrast to the more common kowhai tree.
Medium Density Residential Area
Smaller scale exotic street trees provide seasonal colour and include persian ironwood and silver whitebeam.
Country Living Area
Larger scale lots are characterised by street tree planting of oriental plane and fl owering cheery, refl ecting the rural character.
Commercial Area
The commercial area is defi ned by a mix of native and exotics and includes upright hornbeam, rewarewa and totara.
2.4 Streetscape
Description to be included with typical cross sections
2.5 Gullies and Reserves
Reserves and gullies will be planted with eco sourced natives, refl ecting the surrounding natural features.
Playground space will be incorporated into either the Pa Site and community faculties area. The reserve area will be predominately retained as open green space.
15 Sophora microphylla (kowhai) Ginkgo biloba ‘Fastigiata’ (upright maidenhair tree) Pyrus calleryana ‘Candelabra’ (columnar ornamental pear)
Quercus robur (english oak) Acer platanoides (norway maple) Podocarpus totara (totara)
'Look And Feel' Examples of indicative street trees
16 Knightia excelsa (rewarewa)
STREET AND LANDSCAPE CHARACTER ZONES
Indicative street trees list
SPINE ROAD
Botanical Name Common Name Evergreen Deciduous Quercus robur english oak • Pyrus calleryana ‘Candelabra’ columnar ornamental pear •
RESIDENTIAL AREA (E)
PRIMARY STREET
Botanical Name Common Name Evergreen Deciduous Acer platanoides norway maple •
secondary STREET
Botanical Name Common Name Evergreen Deciduous Ginkgo biloba ‘Fastigiata’ upright maidenhair tree •
RESIDENTIAL AREA (N)
PRIMARY STREET
Botanical Name Common Name Evergreen Deciduous Sophora microphylla kowhai •
Rhopalostylis sapida (nikau)
17 Knightia excelsa (rewarewa)
SECONDARY STREET
Botanical Name Common Name Evergreen Deciduous Podocarpus totara totara • Knightia excelsa rewarewa •
Medium-density RESIDENTIAL AREA
Botanical Name Common Name Evergreen Deciduous Parrotia persica persian ironwood • Sorbus aria ‘Lutescens’ silver whitebeam •
COUNTRY LIVING AREA
Botanical Name Common Name Evergreen Deciduous Platanus acerifolia london plane tree • Prunus yedoensis ‘Awanui’ fl owering cherry •
COMMERCIAL AREA
Botanical Name Common Name Evergreen Deciduous Carpinus betulus ‘Fastigiata’ upright hornbeam • Rhopalostylis sapida nikau • Metrosideros robusta northern rata •
Podocarpus totara (totara)
18 Carpinus betulus ‘Fastigiata’ (upright hornbeam) Sorbus aria ‘Lutescens’ (silver whitebeam) Platanus acerifolia (london plane tree)
Metrosideros robusta (northern rata) Prunus yedoensis ‘Awanui’ (fl owering cherry) Parrotia persica (persian ironwood)
'Look And Feel' Examples of indicative street trees
19 'Look And Feel' Examples of front yards
20 Front yard
Indicative plant list
Specimen trees
Botanical Name Common Name Evergreen Deciduous Acer palmatum japanese maple • Acer palmatum ‘Bloodgood’ japanese maple • Betula pendula silver birch • Cercidiphyllum japonicum katsura tree • Cercis canadensis ‘Forest Pansy’ redbud • Cornus contraversa dogwood • Cornus fl orida ‘Cloud 9’ dogwood • Magnolia grandifl ora ‘Little Gem’ evergreen magnolia • Magnolia ‘Cleopatra’ magnolia • Magnolia ‘Star Wars’ magnolia • Magnolia ‘Yellow Bird’ magnolia • Olea europaea olive • Styrax japonicus japanese snowbell • Front yard trees to be a minimum grade of Pb 150 and 2+ metres high at time of planting.
21 hedges
Botanical Name Common Name Evergreen Deciduous Camellia sasanqua ‘Setsugekka’ camellia • Carpinus betulus european hornbeam • Corokia ‘Geenty’s Green’ korokio • Griselinia littoralis broadleaf • Michelia fi go port wine magnolia • Laurus nobilis bay tree • Lonicera nitida box honeysuckle • Prunus laurocerasus cherry laurel • Teucrium fruticans tree germander • Viburnum tinus ‘Eve Price’ laurustinus • Hedges to be a minimum grade of Pb 12 at time of planting, a single species, and maintained as a maximum 1.2m high hedge to maintain outlook from the house to the street.
accent plants
Botanical Name Common Name Evergreen Deciduous Anemanthele lessoniana wind grass • Buxus species box • Cotinus coggygria ‘Royal Purple’ purple smoke bush • Hydrangea paniculata ‘Levana’ panicle hydrangea • Hydrangea paniculata ‘Tardiva’ panicle hydrangea • Malus 'Ballerina Waltz' PVR columnar apple • Pseudopanax crassifolius lancewood • Rhopalostylis chathamica pitt island / chatham island nikau • Syringa ‘Alice Eastwood’ lilac • Viburnum opulus ‘Sterile’ snowball tree • Accent plants to be a minimum grade of Pb 12 at time of planting.
22 SHRUBS
Botanical Name Common Name Evergreen Deciduous Arthropodium cirratum nz renga renga • Brachyglottis species brachyglottis • Dianella nigra turutu • Hebe speciosa hebe • Leptospermum scoparium manuka • Muehlenbeckia astonii shrubby tororaro • Pittosporum tenuifolium ‘Golf Ball’ pittosporum golf ball • Phormium species phormium • Rhododendron species (to 1.2m high max) rhododendron • Skimmia ‘Kew Green’ skimmia kew green • Lonicera nitida ‘Honey Hedge Ruby’ box honeysuckle • Viburnum davidii david viburnum • Shrubs to be a minimum grade of Pb 8 at time of planting. flowering plants
Botanical Name Common Name Evergreen Deciduous Alstroemeria species peruvian lily • Anemone x hybrida japanese anemone • Dietes iridioides wild iris • Helleborus species winter rose • Iris germanica bearded iris and hybrids • Liriope muscari ‘Evergreen Giant’ lily turf • Liriope muscari ‘Monroe White’ lily turf • Liriope muscari ‘Samantha lily turf • Rosmarinus offi cinalis rosemary • Flowering plants to be a minimum grade of Pb 5 at time of planting.
23 grasses
Botanical Name Common Name Evergreen Deciduous Anemanthele lessoniana wind grass • Apodasmia similis oioi • Carex dipsacea teasel sedge • Carex testacea orange sedge • Chionochloa fl avicans dwarf toe toe • Poa cita new zealand silver tussock
Grasses to be a minimum grade of Pb 5 at time of planting.
groundcovers
Botanical Name Common Name Evergreen Deciduous Acaena inermis ‘Purpurea’ purple bidibid • Ajuga reptans ‘Catlin’s Giant’ blue bugle • Dianella nigra turutu • Farfugium japonicum var. giganteum tractor seat • Leptinella squalida 'Platt's Black' brass buttons • Liriope spicata lily turf • Ophiopogon planiscapus mondo grass • Ophiopogon planiscapus ‘Black Dragon’ mondo grass • Pachysandra terminalis japanese spurge • Thymus serpyllum ‘Coccineus’ creeping thyme • Trachelospermum jasminoides star jasmine • Groundcovers to be a minimum grade of Pb 5 at time of planting.
24 25 back yard
Indicative gully plant list
for well drained soils
Botanical Name Common Name Evergreen Deciduous Aristotelia serrata makomako, wineberry • Beilschmiedia tawa tawa • Cordyline australis ti kouka, cabbage tree • Dacrycarpus dacrydioides kahikatea • Geniostoma rupestre hangehange • Hoheria populnea houhere, lacebark • Kunzea ericoides kanuka • Macropiper excelsum kawakawa • Melicytus ramifl orus mahoe • Myrsine australis mapou • Phormium tenax harakeke • Phyllocladus trichomanoides tanekaha • Podocarpus totara totara • Prumnopitys taxifolia matai • Pseudopanax crassifolius horoeka, lancewood • Sophora microphylla kowhai •
26 for MOIST soils
Botanical Name Common Name Evergreen Deciduous Carex secta purei • Coprosma robusta karamu • Coprosma tenuicaulis swamp coprosma • Cordyline australis cabbage tree, ti kouka • Dacrycarpus dacrydioides kahikatea • Dacrydium cupressinum rimu • Dicksonia squarrosa wheki • Freycinetia banksii kiekie • Laurelia novae-zelandiae pukatea • Leptospermum scoparium manuka • Phormium tenax harakeke • Plagianthus regius ribbonwood • Syzygium maire swamp maire •
27 3. DESIGN GUIDELINES
3.13.1 INTRINTRODUCTIONODUCTION
TheThe desidesigngn gguidelinesuidelines cocoverv the following key topics:
• Site Planning Planning • Streetscape Streetscape InterfaceI • Architectural Design • LandscapeLandscape DesignD • AncillaryAncillary StructuresStru
3.23.2 SSiteite PlanninPlanningg
HouseHouse SSizeize
TheThe primarprimaryy building / ddwellingw must be no less than 120 square meters. This is to exclude garages, carports, decking, breezeways, entry porches, verandas and roof overhang.
BBuildinguilding SSetbacksetback
StreetStreet SetbackSetback
TheThe primary residential hhouse is to be located so that it has a maximum 6m façade setback from the front lot boundary and a minimum 3m setback. The 6m maximum setback iiss appliedapplied to ensure that houses have a good visual and physical relationship with the streetscape environment. This relationship ensures that a consistent streetscape / house frffrontageontage relationship is mmaintained along roadways. It also encourages passive surveillance over the streetscape and enhances the sense of community within the estate.
28 9m max street setback 3m min back yard setback 3m min street setback 1.5m min side yard setback Garage Setback and Position
To ensure that the road frontages within the estate are not visually dominated by garage doors and parked vehicles, it is a requirement that connected garages are set back a minimum of 1.5m behind the primary building frontage. Free standing garages are to be located at a 6m minimum setback from the
Outdoor primary house frontage. Specifi c design criteria apply to free standing garages. Living Space Where a side-entry garage layout is used, a 3m setback applies to the garage frontage wall, with the balance of the house frontage positioned at a 9m maximum setback to allow for on-site manoeuvring. In this scenario the side wall of the garage facing the street frontage, needs windows and specifi c architectural treatment in combination with landscaping to avoid a blank and uninteresting frontage.
Outdoor Rear Setback Living Space
Street A 3m minimum rear boundary setback applies to all rear lot boundaries.
Side Yards
A 1.5m minimum setback applies to all side lot boundaries not adjacent to a road or laneway. A 3m minimum setback applies to all road or laneway boundaries. Outdoor Living Space Outdoor Living Spaces
Houses shall be located to ensure that there is a well-proportioned outdoor space at ground level House House House which is directly accessible from the house. All houses shall have a minimum 100m² outdoor area, with a minimum dimension of 6m. Private outdoor space shall not be located solely between the house and 1.5m min side yard setback the primary road boundary.
BUILDING SETBACKS 1.5m min garage setback from primary house frontage 29 Diagram 2 STREETSCAPE INTERFACE
3.3 Streetscape Interface
Design of Front Door
Each house shall have a front door that is clearly visible and directly accessible from the street frontage. The front door must be sheltered, and architectural features shall be incorporated to highlight the front door location.
Front Porches
It is recommended that houses are designed with a front porch to defi ne the entry of the house and be accessible from a primary living area. The front porch should have a minimum depth of 2.5m and be wide enough to make it is a usable space. The front porch creates a sense of community and promotes active surveillance over the streetscape.
Treatment of Public Interface
The design, visual quality and character of the public interface between the house and the site’s street frontage is of key importance. It is the intent of the developer that a high-quality, stylish streetscape character be maintained throughout the estate. In doing so, the investment of purchasers within the estate will be maintained and enhanced.
To ensure that this outcome is achieved and maintained, it is a requirement of these design guidelines that the street interface be landscaped in accordance with the design criteria within this document. A Landscape Plan is required to be designed by a suitably qualifi ed person and submitted for approval by the Design Review Panel. 30 The following criteria applies to the treatment of house frontages:
• Houses should be designed to positively address the street — front doors and indoor living areas should have a relationship with the street. Windows from living areas should be included in the front of each house and should face the street. • Houses located on corner sites must incorporate similar treatment on all road frontages. • Appropriate landscape treatments, in accordance with the landscape design guidelines, must be incorporated on all road frontages.
Relationship between adjoining buildings
When designing a new house, there should be a consideration of the relationship with existing neighbouring houses (if applicable). The relationship between living area, windows, doorways and house frontages should be taken into account. This holistic design approach will ensure that potential negative design outcomes will be avoided.
Impact on neighbouring properties should be reduced by incorporating design techniques, such as reducing building height near boundaries and modulating mass and scale.
The Design Review Panel can provide you or your designer with information about neighbouring properties to assist with your design. The Design Review Panel will also take this design approach into consideration when reviewing plans submitted for approval.
Gully Frontages
The gully network running through the estate is a key natural feature, which is to be protected and enhanced as part of the development of your lot.
There is a preference for an open frontage facing gully spaces, however where fencing is required a 1.2m maximum height permeable fence is to be used (Refer Fence Type 4).
31 'Look And Feel' Examples For architectural design
32 3.4 Architectural Design
Roof form
The following roof designs are permitted:
• Gable end roofs COMBINATION • Combination gable and hip roofs GABLE AND HIP ROOF • Monopitch roofs • Full hip roofs are permitted, but must incorporate roof feature elements or height variations on key frontages
The following roof designs are not permitted:
• Flat roofs • Full hip roofs with no feature or height variation
Roof materials
The following roof materials are permitted: GABLE END ROOF • Corrugated profi le pre-painted steel roofi ng (Colorsteel®, Metalcraft Roofi ng or similar) • Tray and trapezoidal profi le pre-painted steel roofi ng (Colorsteel®, Metalcraft Roofi ng or similar) • Selected pre-formed steel roof tiles (fl at profi le only) • Flat profi le concrete roof tiles (Monier Horizon™ or similar) • Natural quarried slate roof tiles • Cedar shingles • Fibre-cement roof tiles
The following roof materials are not permitted:
MONOPITCH • All scalloped profi le concrete or clay roof tiles ROOF • Decramastic roof tiles
33 le Rock le t tic White tic c Athens Grey White Copyrite Half Paso El Ar White Concrete Half Alabaster Black Charcoal Cas
Colour palettes
Colour palettes within the development are subject to the approval of the Design Review Panel. The preference within the development is the use of natural and muted colour tones which blend into the surrounding landscape. dstone Grey dstone n Eternity White Triple Delta White Mist Mountain Sa Titania Karaka Sea Baltic Ghost Delta
34 Wall Cladding materials
The following materials are permitted:
• Smooth plastered, concrete panel systems (Celcrete® or similar) or brick only • Traditional-style pointed and painted brick • Painted timber or Linea® weatherboard • Vertical natural cedar timber • Board and batten (must be stained or painted in approved colours) • Natural stone • Large format, light coloured, straight-edged brick (Premier™ Country Brick or similar)
sand • Tray and trapezoidal profi le pre-painted steel on White Detroit Ir Tao Grey The following materials are not permitted:
• All other brick cladding • All corrugated profi le metal wall cladding • Flat panel cladding systems (Axon™, Stria™, Titan™ or similar)
Doors and Windows
Natural timber or pre-coloured aluminium doors and windows are to be used. The following aluminium joinery and door colours are permitted:
• Matt Black • Arctic White • Dark Grey / Charcoal / Ironsand • Light Grey / Ghost Grey / Sandstone Grey • Karaka • Titania White Grey of Hint Schooner Trainspotter
35 Material combinations
Two to three complimentary cladding materials are to be used per house. The front façade cladding shall be applied in a ratio of 1:3, however brick cladding is not to exceed 50 percent of any publicly visible frontage.
Vehicle Access and Parking
Car Parking
A minimum of two on-site car parking spaces with at least one garage space shall be provided for each house. Carports are permitted, but are to be of a high-quality design and be in keeping with the overall design of the house. All timber carports must be of a suitably sturdy design and must be stained in an approved colour.
Garages
The architectural style, material and colour of the garage shall be in keeping with the design of the rest of the house. This requirement applies to connected and free-standing garages.
Driveways
All driveways are to be constructed of either exposed aggregate concrete, 8% black oxide concrete or high-quality traffi cable unit pavers (Firth or similar). All vehicle crossings are to be constructed of exposed aggregate concrete (selected aggregate ‘Firth Mountain Burst’). No plain or light-coloured concrete is permitted.
36 Windows and specifi c Side-on Garage Entrance visible from road and architectural treatments arrangement recessed into the building to protect to street frontage from the weather
1.2m high hedge species as fencing
Good mix of materials on the Letter box Good mix of materials on the facade to break up the form and incorporated into a facade to break up the form and reduce the appearance of mass column or fence reduce the appearance of mass
Trees in private lots contribute to the landscaped feel of the street and the overall character of the site A variety of front boundary treatments adds to the visual richness of the public realm
Front boundary fences and hedges are restricted to 1.2m high to ensure passive surveillance of the street is maintained
Footpath material takes priority over driveway
BUILT FORM EXAMPLES
37 Heartly Design
'Look And Feel' Examples For fences, walls and letterboxes
38 Fencing
Fencing Materials
The following fencing types and materials are permissible:
• Fencing Type 1: 1.2m high timber post and rail fencing (stained in approved colours) • Fencing Type 2: 1.2m high pillar and tubular pool fence combination • Fencing Type 3: 1.2m and 1.8m high neighbour-friendly timber fencing with top capping rail (stained in approved colours) • Fencing Type 4: 1.2m high permeable fencing
It is required that all fencing within the development is stained using an environmentally friendly exterior waterborne timber stain (Resene® Waterborne Woodsman or similar approved). The following stain colours are permitted and should be co-ordinated with the colours of the house:
• Sheer Black (WW0801 ) • Riverstone (WW0805) • Woodsman Whitewash
Front Fencing and Gates
Front boundary fencing (if required) is to be 1.2m maximum height. Front fencing is to be either Fencing Type 1, 2 or 4. As an alternative to a front boundary fence, a 1.2m high clipped hedge is permitted and can be used on its own or in combination with other approved fencing.
Side and Rear Fencing
All side and rear boundary fencing is to be Fencing Type 3 or Boundary Type.
39 1500 1200
150 x 40mm H3.2 Fence Rail fi xed between fencing type 1 - timber post and rail 100 x 100mm H4 posts at 1500mm centres Max. 225mm gap Max. between Rails. 200mm gap Max. from base of fence to ground. 1200
Powder-coated Tubular Aluminium Fence Panels fi xed between Brick Pillar with a smooth plastered and paint fi nish. fencing type 2 - pillar and tubular panel fence Colour to match the house. Two fence panels between pillars recommended. 100mm gap Max from base of fence to ground.
40 1450 1200
fencing type 3 - neighbour-friendly 150 x 19 H3.2 full and half width Timber Palings fi xed to 75 x 50 H3.2 Timber Rails between 100 x 100mm H4 posts at 1450mm centres Max. Max 100mm gap from base of fence to ground.
1400 1200
45 x 40mm H3.2 Battens fi xed to 75 x 50 H3.2 Timber Rails fi xed between fencing type 4a - permeable 100 x 100mm H4 posts at 1400mm centres Max. 45mm gaps between Battens and fl ush with posts. 100mm gap Max. from base of fence to ground.
41 1050 1200
150 x 40mm H3.2 Fence Rail fi xed between fencing type 4B- permeable 100 x 100mm H4 posts at 1500mm centres Max. 225mm gap Max. between Rails. 200mm gap Max. from base of fence to ground. 2000 1800
150 x 19 H3.2 Timber Palings fi xed to 75 x 50 H3.2 Timber Rails between 100 x 100mm H4 posts at 2000mm centres Max. 100 x 50 H3.2 Timber Capping on top. fencing type - boundary Palings to be fl ush with posts. Max 100mm gap from base of fence to ground. 42 Retaining Walls
The following retaining walls types are permitted:
• Type 1: Timber retaining walls with top capping rail (stained in approved colours) • Type 2: Stone retaining walls of approved local stone • Type 3: Plastered concrete block retaining walls matching the house design and colour
Where retaining walls need to exceed a height of greater than 1.5m in height, a stepped retaining wall shall be used.
The visual appearance of retaining walls from any public viewpoint is to be enhanced by plant cover using a suitable creeper, shrub or groundcover.
Retaining walls directly on site boundaries shall be avoided. Where possible, retaining wall structures should be incorporated into the house structure.
No concrete segmental block retaining walls are permitted.
All retaining walls to comply to the New Zealand Building Code and relevant engineering requirements.
Letter Boxes
Letter boxes are to be of a high-quality and incorporated into the front yard fencing or into a feature post or column. Free standing letter boxes on thin steel or timber posts are not permitted. Letterboxes should not be made from unrelated materials and not be purchased and ‘plonked’ in front of the house. They should be considered in the design and the implementation of the front yard landscape plan.
43 House H H
G F House I C C A I
C A D G A A G C G F A F D A F C A B B B I E I E I
Street
Indicative Landscape Plan
KEY
A Specimen tree
B 1.2m high hedge
C Shrubs and groundcovers
D Lawn
E Letterbox
F In-situ concrete paving
G Unit pavers
H 1.8m high fence
I 1.2m high fence
44 3.5 landscape design
Landscape plan
A landscape plan is required for the front yard of all lots. A landscape plan will also need to be prepared for the side yard if the lot is a corner lot or adjoins an open space. The landscape plan shall be submitted to the Design Review Panel for approval and include the following:
• The landscape design must include all proposed hard and soft landscaping elements (driveways, paving, decking, retaining walls, pools, ancillary structures, planting) • The front yard landscaping must compliment the streetscape and public landscape areas • The landscape design must consider enhancement of public safety and privacy between adjoining houses • Locations and mature size of deciduous and evergreen trees should be carefully considered • A minimum of 1 x PB150 grade specimen tree must be planted in the front yard to enhance the estate’s street tree framework. • All lot planting must be in accordance to the estate’s approved plant species list.
Front Yard
Front yard landscaping must compliment the neighbourhood design character. Front yards are a key transition area between the public and private realm. This landscaping softens the visual appearance of built form, provides a sense of scale to the houses and enhances the overall visual amenity of the development.
Side Yard
The key aim of side yard landscaping is to provide visual privacy between neighbouring properties. When selecting tree and shrub species it is important to ensure that they will not become overly large and shade out winter sun from your neighbour. The use of small deciduous trees is preferred to using evergreen species which can block out light in winter.
back Yard
It is encouraged that fruit trees are planted in each back yard.
45 3.6 Ancillary Structures
Ancillary structures (e.g. garden sheds, gazebos, shade sails, pergolas) should be located for the enjoyment and amenity of the residents without negatively detracting from the visual quality of the estate streetscape. It is important that ancillary structures are well designed and in keeping with the quality and theme of the house.
Service areas
All service areas are to be located at the side or rear of the house and are to be suitably screened from all public viewpoint with either approved fencing, durable trellising and/or hedging. Service areas should be screened so as not to be visible from primary living areas of neighbouring houses.
Garden Sheds
Garden sheds are to be no more than 1.8m in height and located a minimum of 2m from any lot boundary. All galvanised steel sheds are to be painted in an approved recessive colour. Timber sheds should be stained to match boundary fencing. Sheds should be screened so as not to be visible from primary living areas of neighbouring houses.
Swimming Pools
Swimming pools should be indicated on the site or landscape plan submitted for review by the Design Review Panel. All pools and pool fencing to comply to relevant National and Regional Authority safety requirements.
Decks
Decks and balustrades (where required) are to be of a high-quality architectural design and should be in keeping with the ‘look and feel’ of the house design. Deck placement should consider the design of neighbouring properties and not unduly overlook primary living areas on neighbouring properties. All decks are to comply with the New Zealand Building Code and relevant engineering requirements.
46 Pergolas
Pergola structures are to be of a high-quality design and should be in keeping with the overall design of the house. All timber pergolas must be of a suitably sturdy design and must be stained in an approved colour.
Washing Lines
All washing lines are to be located away from the street frontage and public viewpoints. Washing lines should not be visible from neighbouring properties.
Trampolines
All trampolines are to be located away from the street frontage and public viewpoints.
47 About Boffa Miskell Boff a Miskell is a leading New Zealand professional services consultancy with offi ces in Auckland, Hamilton, Tauranga, Wellington, Christchurch, Dunedin and Queenstown. We work with a wide range of local and international private and public sector clients in the areas of planning, urban design, landscape architecture, landscape planning, ecology, biosecurity, cultural heritage, graphics and mapping. Over the past four decades we have built a reputation for professionalism, innovation and excellence. During this time we have been associated with a signifi cant number of projects that have shaped New Zealand’s environment.
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