The plans for all new buildings and outdoor works must be approved by the Design Assessment Panel (DAP) before applying for a Building Permit or starting construction.
The DAP is appointed by Jinding to oversee and implement the objectives of the Broadstead Design Guidelines.
The Design Guidelines may be changed from time to time at the DAP’s discretion. Applications will be assessed against the current version of the Design Guidelines.
Interpretation and application of these Design Guidelines is at the sole discretion of the DAP. The DAP’s decisions are final. No claims shall be made to the Developer, DAP or their representatives with respect to the decisions made.
The DAP reserves the right to vary or waive the requirements of the Design Guidelines if it believes that a proposal (or an element of a proposal) that is not strictly in accordance with the wording of the Design Guidelines nonetheless makes a positive contribution to the overall objectives of the built form and/or streetscape at Broadstead.
The following steps detail the design approval process at Broadstead.
STEP 1 – PURCHASE YOUR LAND
Once you’ve purchased your preferred lot from Jinding, you can view all the relevant documentation you and your builder will need to build your new home via the Broadstead Buyers Portal.
STEP 2 – DESIGN YOUR HOME
Your builder will work with you to design your home to comply with the Broadstead Design Guidelines. Your architect, builder and/or designer will also need to take into consideration the Building Envelope Plan and Plan of Subdivision. You should also ensure that you have complied with any applicable building codes, council by-laws and other local authority requirements.
Please note, any guideline that is marked by anmrepresents a mandatory requirement.
STEP 3 – SUBMIT YOUR PLANS FOR APPROVAL
When you are ready to make your submission to the DAP, you can lodge your house plans, colour schedules and landscape plans via the Broadstead Buyers Portal, https://portal.broadsteadkilmore.com.au. There will be a link on the Buyers Portal that will take you to the DAP assessment form. Usually, the designer or builder you are using will submit the plans of your house and garden for design approval. They can do all the work, and you will be notified when the approval is granted.
The submission should be in pdf form and contain all the required information detailed in the checklist. Generally, your design will be reviewed within 10 working days of your initial submission, provided that all documents are submitted correctly.
In some cases, plans may need to be resubmitted. Specific feedback on your design will be provided to help facilitate approval if this occurs. If resubmission is required, for ease of processing please ensure that any alterations are highlighted. Once your design is assessed and approved, you and your builder will be issued with a stamped, approved set of plans.
STEP 4 – BUILDING PERMIT APPLICATION BY YOUR BUILDER
Once you’ve received your design approval, a Building Permit must be obtained from either the Shire of Mitchell or a licensed building surveyor. Your registered building surveyor will require your home design to comply with any legal or statutory requirements on the Plan of Subdivision and will require evidence of your DAP approval. If any further design modifications are made, you will be required to resubmit plans to the DAP for reassessment.
STEP 5 – CONSTRUCTION
Once received, a Building Permit allows you to commence construction. In accordance with the Contract of Sale, construction of your home must commence within 6 months of settlement of your lot. Completion of your home, including garage, driveway, fencing and retaining walls, should occur within 18 months of beginning. During the construction period, construction must not pause for more than three (3) months in total.
STEP 6 — CERTIFICATE OF OCCUPANCY
The Certificate of Occupancy certifies that a home can be lived in. Your builder will typically look after this on your behalf. After receiving the Certificate of Occupancy, all front gardens must be landscaped in accordance with these guidelines within 6 months. Fencing must be constructed within 3 months.
A note for your builders is that all kerb and footpath rectification works must be completed within 3 months of receiving your Certificate of Occupancy. Your driveway and crossover must be completed before you move into your new home. We want to ensure that the streetscapes at Broadstead are well maintained for all residents to enjoy.
EXEMPTIONS
You may ask the DAP to exempt your design from one or more standards. The DAP may endorse proposed works which do not comply with the standards, if it finds the works will result in a better outcome and not cause significant detriment to any neighbours. Please note that the DAP only has the power to waive some of the standards.
To apply for an exemption, note this when you complete your application. Specify the design control and explain the specific design reasons why your proposal should be exempted.
If the DAP has the power to grant a waiver of the specified control, it will apply the following four tests to your design:
The proposal meets the general intent of the standards;
The variation will not cause significant detriment to the streetscape or your neighbours;
The design of the proposal is in keeping with the character of the area;
There is no practical alternative.
If the DAP grants an exemption, it will detail in the letter of approval which standards have been waived and why.
CHANGES FROM THE ENDORSED PLANS
What is built sometimes differs from that shown in the endorsed plans. If you wish to change what is built, either before or during construction, simply send the DAP revised plans for re—endorsement. These will usually be approved, with little delay. If the audit shows your house and garden differs from the plans endorsed for your lot:
• You must seek approval for the changes or reconstruct the work to accord with the endorsed plans.
• You may be liable for liquidated damages.