Design Principles & Rationale
Bella Vista has been developed over the last seven or eight years on the principle that variation in residences, structures and buildings is achieved through the use of quality materials and detail in design, which lends visual interest, distinctive character and identity to a community.
The main rationale has been quality in detail and design contributes not only to the long-term value of a home, but the neighbourhood as well.
We have aimed at design diversity that breaks from repetitive tract house style by providing front elevation variation throughout the neighbourhood. There has been a focus on consistent levels of detailing and finishes on all sides of a building, particularly where visible from the street and adjoining houses. Exterior colour and material palettes have reflected the area context.
Consistent quality and design of landscape elements softens the aesthetics of structures and ties the neighbourhood together while contributing to energy efficiency. Creative driveway entry design, with the use of quality materials, scaled to the pedestrian, enhances overall neighbourhood appeal and liveability.
The main rationale has been quality in detail and design contributes not only to the long-term value of a home, but the neighbourhood as well.
We have aimed at design diversity that breaks from repetitive tract house style by providing front elevation variation throughout the neighbourhood. There has been a focus on consistent levels of detailing and finishes on all sides of a building, particularly where visible from the street and adjoining houses. Exterior colour and material palettes have reflected the area context.
Consistent quality and design of landscape elements softens the aesthetics of structures and ties the neighbourhood together while contributing to energy efficiency. Creative driveway entry design, with the use of quality materials, scaled to the pedestrian, enhances overall neighbourhood appeal and liveability.
Obtaining Design Approval
Design Guidelines
Before proceeding with your house and landscaping design it is crucial that you understand the Design Guidelines. These are available by clicking on the button below. Building a new house involves a large investment so it is in your best interests to understand the quality controls that Bella Vista has established. If you have any questions it is best to set them out in an email to the Design Control Committee so that you and the Board have a record of them and to ensure that any clarifications are captured.
Before proceeding with your house and landscaping design it is crucial that you understand the Design Guidelines. These are available by clicking on the button below. Building a new house involves a large investment so it is in your best interests to understand the quality controls that Bella Vista has established. If you have any questions it is best to set them out in an email to the Design Control Committee so that you and the Board have a record of them and to ensure that any clarifications are captured.
Design Control Committee (DCC)
If you are about to build or buy a property in Bella Vista, please ensure you have read the information on this page and contact the DCC if you have any questions.
The aim of the DCC is to help you as an Owner to develop your Lot in a manner consistent with the Covenants and Design Standards established by the original developers. These Standards are intended to provide a consistent look and feel across the subdivision and in so doing they protect all Owners' investments by maintaining Bella Vista as a high quality, desirable development which we trust will protect and enhance property values for all Owners.
It is important to understand that Auckland Council cannot process a Bella Vista subdivision Consent application unless Design Approval confirmation from the Design Control Committee (DCC) is included. Accordingly, owners who intend to build must first submit their design proposals to the DCC for review and approval. The Design Approval stage, managed by the DCC, is depicted in the Process flow diagram below.
The DCC is comprised of one or more members of the Association’s Board of Directors, a qualified architect and a landscape designer each as appointed from time to time. The current Committee Chair is Alan Beck who acts as the first point of contact for Owners and who is willing to talk through any aspect of a new building project ahead of any formal submissions being made.
Alan's contact details are: [email protected]
Design Review Approval Process
This process is intended to support owners through the approval process that ensures that the development of your property in a way that is fully compliant with the covenants and rules of the Bella Vista subdivision and in a manner that minimises inconvenience and impact to owners/occupants of existing dwellings. As such it is expected all works including landscaping and planting shall be completed within a period of 24 calendar months from a date of commencement agreed with the Design Control Committee (DCC).
Owners should ensure their architect has an up-to-date copy of the Bella Vista Design Guidelines and Covenants that govern the Bella Vista subdivision prior to commencing any planning or design.
Notes:
Upon future sale of the property, if either house or landscaping fails to comply with all covenants all non-compliance liability will transfer to the new owner(s). Vendors are legally obliged to disclose this to prospective buyers.
Upon issue of the final BVRA Certificate of Completion, the BVRA Board will refund the $5,000.00 construction bond (*less any BVRA imposed fines and professional fees or expenses incurred by the Board in confirming the house and landscaping are completed in accordance with the approved plans).
DCC final Certificate of Completion should be retained by the Owner and passed on to any subsequent Owner(s)
This process is intended to support owners through the approval process that ensures that the development of your property in a way that is fully compliant with the covenants and rules of the Bella Vista subdivision and in a manner that minimises inconvenience and impact to owners/occupants of existing dwellings. As such it is expected all works including landscaping and planting shall be completed within a period of 24 calendar months from a date of commencement agreed with the Design Control Committee (DCC).
Owners should ensure their architect has an up-to-date copy of the Bella Vista Design Guidelines and Covenants that govern the Bella Vista subdivision prior to commencing any planning or design.
Notes:
- DCC confirmation of compliance with all covenants should be received prior to commencing final drawings and landscaping plans
- Prior to any onsite work commencing owners must submit details of the nominated lead contractor’s trading name, evidence of similar completed projects and proof of the contractor’s public liability insurance valued at not less than NZ$1million and valid for the full 24 months duration of the works.The owner’s lead contractor shall be responsible to ensure all subcontractors are similarly protected by valid insurance(s) or assume responsibility for that subcontractor’s actions, activities and liabilities.
Upon future sale of the property, if either house or landscaping fails to comply with all covenants all non-compliance liability will transfer to the new owner(s). Vendors are legally obliged to disclose this to prospective buyers.
Upon issue of the final BVRA Certificate of Completion, the BVRA Board will refund the $5,000.00 construction bond (*less any BVRA imposed fines and professional fees or expenses incurred by the Board in confirming the house and landscaping are completed in accordance with the approved plans).
DCC final Certificate of Completion should be retained by the Owner and passed on to any subsequent Owner(s)
Costs
Before an application can be reviewed you are required to lodge with the Association a $1500 Architect's Design Review deposit and a $5,000 construction bond.
What is included in my $1500 architect's design review deposit?
The deposit can provide for a single site visit and consultation with the architect but does not include any Architects additional fees that may apply where there is non-compliance or an extended review is required. These fees are the responsibility of the owner and will require agreement of terms of contract with the Architect. All fees must be settled prior to issue of the Approval Letter.
How do I get my construction bond back?
Provided the project is completed within the requisite 24 month timeframe and a final Certificate of Completion has been issued you will be refunded your deposit less $500 to be applied for repair & maintenance of the Private Way and any extra professional fees, fines and expenses associated with ensuring that you built in accordance with your approved application.
The DCC may at it’s discretion and at the request of the Member permit extensions to the proposed timeline however, Members should be aware that failing to complete the project within the 24 month period without prior approval can result in further drawdown from the Bond to cover additional costs.
Please note that prior to commencement of site excavation, the Owner must provide the Association Secretary with a signed copy of the Bella Vista Residents’ Association Building Site Operational Rules. These are set out below and can be downloaded by clicking the Download button underneath those rules and have been compiled specifically to assist owners who have yet to develop their sites, to clarify in plain language their obligations to the Association and its members. Owner’s shall be responsible for the conduct and actions of all personnel and any damages associated with the development of the project
Before an application can be reviewed you are required to lodge with the Association a $1500 Architect's Design Review deposit and a $5,000 construction bond.
What is included in my $1500 architect's design review deposit?
- DCC review of your application to ensure all items are included,
- Application design review of the application by the BVRA architect *,
- Approval letter to submit with Building Consent Application,
- Compliance review of finished house and landscaping,
- Certificate of Completion.
The deposit can provide for a single site visit and consultation with the architect but does not include any Architects additional fees that may apply where there is non-compliance or an extended review is required. These fees are the responsibility of the owner and will require agreement of terms of contract with the Architect. All fees must be settled prior to issue of the Approval Letter.
How do I get my construction bond back?
Provided the project is completed within the requisite 24 month timeframe and a final Certificate of Completion has been issued you will be refunded your deposit less $500 to be applied for repair & maintenance of the Private Way and any extra professional fees, fines and expenses associated with ensuring that you built in accordance with your approved application.
The DCC may at it’s discretion and at the request of the Member permit extensions to the proposed timeline however, Members should be aware that failing to complete the project within the 24 month period without prior approval can result in further drawdown from the Bond to cover additional costs.
Please note that prior to commencement of site excavation, the Owner must provide the Association Secretary with a signed copy of the Bella Vista Residents’ Association Building Site Operational Rules. These are set out below and can be downloaded by clicking the Download button underneath those rules and have been compiled specifically to assist owners who have yet to develop their sites, to clarify in plain language their obligations to the Association and its members. Owner’s shall be responsible for the conduct and actions of all personnel and any damages associated with the development of the project
Building Site Operational Rules
Before commencement of new construction on any site, written permission must be received from the Association and the following set of rules signed by the Owner.
It is recognised that every new build involves more than a single contractor since subcontractors are engaged for a range of services, from building. electrical, plumbing, drainage, earthworks, tilers , painters, roofers etc. However, because of the Association's obligations regarding compliance, safety and security, it is mandatory for the owner to ensure that these rules are followed.
Accordingly, there needs to be a single site manager who takes responsibility for the activities that are carried out on the building site. The Association will then have a single point of contact whenever there are issues that require action or remedy whenever there is non-compliance. This can be the owner or their appointee.
It is recognised that every new build involves more than a single contractor since subcontractors are engaged for a range of services, from building. electrical, plumbing, drainage, earthworks, tilers , painters, roofers etc. However, because of the Association's obligations regarding compliance, safety and security, it is mandatory for the owner to ensure that these rules are followed.
Accordingly, there needs to be a single site manager who takes responsibility for the activities that are carried out on the building site. The Association will then have a single point of contact whenever there are issues that require action or remedy whenever there is non-compliance. This can be the owner or their appointee.
- All contractors must comply with the Health and Safety at Work Act 2015 and Auckland Council Regulations. If at any time we feel that there may be a risk to the public or people working within the construction site we shall notify Work Safe, Site Safe and Auckland Council to remedy the situation.
- All building operations must be confined to the specific building site, unless prior approval has been given by neighbouring sites for use of their land. Where neighbouring site usage is permitted, the site must be returned to its original condition, free from rubbish and debris, so that it can be mowed by mechanical means without hindrance.
- Under no circumstances should the roadway, common areas, or street frontage be used for any building activity, including the cutting and bending of steel, or the storage of timber, sand, fill, metal, port-a-loos or any other materials that hinder roadway access.
- All signage must be placed within the boundaries of your own lot.
- Vehicles must not be driven or parked on the gardens, nor restrict access by other residents and services for example rubbish collection and mail/courier delivery.
- Parking of contractor’s vehicles in the Bella Vista subdivision must be restricted to designated parking spaces and to a minimum, ensuring there is still sufficient parks for visitors to all other lots.
- Any mud deposited by vehicles on the Private Way must be removed at the end of each day.
- Water and power from other lot owners must not be used without the Owners permission.
- All rubbish bins shall be covered with a secure sheet or netting to prevent rubbish from being blown around the subdivision. All lots are to be kept tidy and free of rubbish.
- Owners must ensure that silt traps are installed to prevent silt or other contaminants entering storm water sump grates.
- Concrete or concrete wash-out, must be trucked out or contained within the actual building site, and must not affect gardens.
- Damage to any footpaths, street frontages, other lots’ driveways & gardens must be made good at the expense of the Owner.
- Contractors should be aware of the private ownership of all properties and common land within Bella Vista.
- The property owner or their Agent is responsible for ensuring their Contractor adheres to these rules, and the Owner is responsible for any repairs or maintenance caused by their Contractors’ actions.
- Failure to comply with the rules of the Association may result in substantial additional costs to remedy any breaches. These costs will be invoiced to the Owner.
- Owners must provide a copy of these rules to their site manager.
Modifications to Approved Plans
Intent
Maintaining the design standards means that owners need to remain compliant when making changes to their property. This guide is intended to support owners through the process of introducing those changes to the approved design of their property in a way that ensures continued compliance with the covenants and rules of the Bella Vista subdivision and in a manner that minimises inconvenience to the owners/occupants of existing dwellings.
As such it is expected all works including landscaping and planting shall be completed within a period of 12 calendar months from the date approval is issued by the BVRA Design Control Committee (DCC).
Maintaining the design standards means that owners need to remain compliant when making changes to their property. This guide is intended to support owners through the process of introducing those changes to the approved design of their property in a way that ensures continued compliance with the covenants and rules of the Bella Vista subdivision and in a manner that minimises inconvenience to the owners/occupants of existing dwellings.
As such it is expected all works including landscaping and planting shall be completed within a period of 12 calendar months from the date approval is issued by the BVRA Design Control Committee (DCC).
Design Variation Approval Process Guide
- Owners ensure their architect/designer has an up-to-date copy of the Bella Vista Design Guidelines and Covenants governing the Bella Vista subdivision prior to commencing any planning or design.
- Applicant(s) download the application form, complete and submit the form along with all proposed plans and attachments to secretary@bellavistara.org along with proof of payment of application fee(s) as applicable at the date of application. Full details of bond and fee rates are included in the application form.
Note: Payment in full and the completed application form must be received by the Board of BVRA prior to any meetings with the DCC. Only fully complete applications can be reviewed – be sure to include ALL supporting documents - Following receipt of all project documentation the DCC will conduct an initial review to determine whether the approval can be given internally or of external support will be required. Where external support is deemed necessary, all costs will be to the Owner’s account.
- Applicant(s) respond to and action any DCC queries and feedback and resubmit as required.
- Applicant(s) submit details of the nominated lead contractor’s trading name, evidence of similar completed projects and proof of the contractor’s public liability insurance valued at not less than NZ$1million and valid for the proposed duration of the works.
Note: The owner’s lead contractor shall be responsible to ensure all subcontractors are similarly protected by valid insurance(s) or assume responsibility for that subcontractor’s actions, activities and liabilities - DCC will provide Applicant(s) with Approval to Proceed letter
- On completion of works Owner(s) contact the DCC to arrange a post-construction inspection and when appropriate, a BVRA Completion letter confirming the project is built in accordance with the approved plans will be provided to the Owner(s).