Building here
Guidelines to building at Jack’s Point
Building Overview
Designing for this environment
At Jack's Point the master planning philosophy is to tread lightly, carefully integrating a new community and activities into the land, with no disturbance to its intrinsic values.
Upon completion Jack’s Point is expected to feature over 1,300 residential homes, a lakeside Village with accommodation, restaurants and shops, a luxury lodge and recreational amenities including the renowned championship Golf Course. It is a unique opportunity for property owners to be a part of the creation of a world class township through the development of their new homes.
The character of Jack’s Point, for both architecture and landscape has been shaped by the history of the land, and a requirement for built form to be subservient to the wider landscape. This has contributed to a unique character in keeping with the alpine setting – modern homes reminiscent of the rural vernacular of Central Otago nestled amongst a framework of indigenous scrub and beech forest, surrounded by an abundance of open space.
The character of Jack’s Point is shaped by:
Buildings with simple architectural form drawing inspiration from traditional rural homesteads and farm buildings complementary to the dramatic alpine setting;
Central Otago farm heritage stone walls, rustic timber gates, open grazed farmland and native scrubland reminiscent of the pioneer farming landscape;
A natural palette of materials with recessive tones to maintain subservience to the landscape;
A strongly native / endemic plant palette derived from the surrounding environment and underlying ecology of the site;
An abundance of open space and trail network for recreation, with informal definition of property boundaries fostering a strong sense of community.
Before you start designing your home
While there is a requirement for new homes to be built in a style consistent with this character, there is scope for homeowners to express individuality on a home by home basis. This is executed by tight controls on form, materiality and site placement but the combination and expression of these elements can be unique. Refer to the Design Guidelines below.
It is important that all new land owners, architects and designers review the DRB Process Overview and the Design Guidelines, as detailed below, before any design work commences.
Before you start building your home
Before beginning construction or any earthworks on the site, you need to pay your building bond of $5,000 to the Jack's Point Residents and Owners Association (JPROA); overdue bonds are liable for an immediate 10% penalty. The invoice for your bond is issued at the time of your Design Review Board (DRB) approval. Refer to the DRB process below.
Once the project (including the home and landscaping) have been completed and signed off as in accordance with the approval issued, a copy of the code compliance certificate has been provided to the JPROA, and all building materials and residue removed and any damage to Society property is remedied your building bond will be refunded to you. This is arranged as part of your Post Completion Review.
Water Meters are required before you start drawing water from you site. To order water meter, please complete the form provided in Water Services section below.
Step Waste Water tanks must be installed for all residential sections by an approved installer (refer to the Water Services section below); all sections owners should read the STEP Waste Water information sheet (refer to the Water Services section below). More information on step tanks can be found in the Home Owner’s Manual (refer to the Water Services section below).
All sections at Jacks Point have potable water, waste water, reticulated gas, electricity and telecommunications to the boundary.
House numbering should be in accordance with the Jack's Point Design Guidelines.
Guidelines for builder’s signage can be found at the end of this page.
All building sites must have a toilet on site as soon as there are people working there.
Comprehensive Development Lots
A comprehensive development lot has the potential for multiple dwellings on it, for example, if the lot is developed with multiple units, the developer has to pay additional connection fees as per the number of dwellings.
Additional connections fees apply when a comprehensive development lot has a Comprehensive Development application approved by the Jack's Point Design Review Board or when properties are subdivided. The lot owner should contact the JPROA for estimates.
Design Guidelines
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These Design Guidelines have been developed for the Residential Area in accordance with the Jack's Point Development Controls. The Jack's Point Development Controls shall be deemed to be part of these Design Guidelines if required for interpretation purposes.
Any Design Guidelines developed and approved by the Jack's Point Design Review Board (DRB) and Council for specific areas within the Residential Area, such as comprehensive developments, shall apply to those specific areas instead of and in replacement for these Design Guidelines.
All new development will be reviewed by the DRB and by Council under the District Plan. The following guidelines set out the objectives against which the development will be assessed. A preferred means of meeting each objective is also set out.
Please read the important Residential Guideline Update below.
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The following items are noted as currently 'evolving items' further to the earlier 2013 Jack's Point Design Guidelines:
The colour black is no longer acceptable for walls or roof.
Metal cladding has become too dominant, Jack's Point Design Guidelines will be strictly applied, i.e. metal cladding must be subservient and the colour black is no longer acceptable.
No woodgrain or otherwise textured/ patterned garage doors are permitted.
Colour front doors are generally not acceptable and will only be considered on a case by case basis, with a major determinant being whether the door is discretely located. No bright doors will be approved if visible from the public realm or directly in line of sight with a neighbours outdoor living area.
Glass balustrades are only acceptable in limited lengths in order to meet the Architectural Objectives.
All water features must comply with QLDC requirements.
Spa’s and pools are not permitted to be drained into either your waste water tank or the stormwater system. Any water from spa’s and / or swimming pools will need to either be drained to ground or into a stormwater soak pit. Disposal of the water should be addressed as part of your DRB application.
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These Design Guidelines have been developed for The Preserve (Tablelands) Area in accordance with the Jack's Point Development Controls. The Jack's Point Development Controls shall be deemed to be part of these Design Guidelines if required for interpretation purposes.
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These Design Guidelines have been developed for the Southern Village Area in accordance with the Jack's Point Development Controls. The guidelines relate to the appreciation and experience of the public realm as much as the individual pieces of built form and landscaping components with the character and feel of the village space being determinates of success. Most designs within the village area expected to be at masterplan level covering numerous built forms and individual properties within the one masterplan.
Once developments are completed, owners of individual properties wishing to alter the appearance of the built form or landscaping will need to take into account the effect of the overall masterplan design in addition to achieving the objectives of the Design Guidelines.
Design Reference
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Queenstown District Council Amended Plans, 14 September 2009
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Residential neighbourhoods (excluding the Preserve lots).
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Link to the Queenstown Lakes District Council Plan
Water Services
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Request to install a water meter at the property.
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Jack’s Point has an absolute commitment to the landscape which in turn feeds through into every part of our developing community. The staged treatment system we have invested in for residential owners at Jack’s Point is designed to give the home owner a largely “flush and forget” service that requires no significant involvement from occupiers while delivering our community a long term sustainable wastewater system. The STEP Waste Water Tank information below excludes Preserve Lots.
STEP Waste Water Tank Information
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Innoflow – Phone 0800 INNOFLOW ( 46663569)
Adams Plumbing – Phone 03 445 4916
Wilson Contracting – Phone 03 451 0047
PBS Arrowtown – Phone 03 442 0117
Love 2 Plumb – Phone 021 244 2640
Gofox Plumbing Queenstown - Phone 0210453502 www.gofox.nz
Design Review
The Design Guidelines preserve and enhance the value of your property. All developments at Jack's Point require Design Review Board (“DRB”) approval before QLDC consent is sought. The DRB is independent of Council consenting.
Approved Designer
If you are not a New Zealand Registered Architect, you will need approval from the Jack’s Point Design Review Board, in order to submit plans for review. The approval process seeks to ensure that ‘Approved Designers’ have the ability to interpret and deliver upon the intent of Jack’s Point Design Guidelines.
Applicants will need to demonstrate capability by submitting a case study piece as part of the full application (all other items required are listed on the application form). The case study application can be a design drafted on behalf of a client, but that client will need to understand that the design will need to be assessed and approved as an ‘Approved Designer’ application prior to be being submitted for review as a residential application. If using a case study piece, designed on behalf of a client, the applicant will need to ensure that the design drafted, is in their opinion, a clear interpretation of the intent of Design Guidelines, or make the relevant amendments to use as their case study piece.
All costs incurred as part of the ‘Approved Designer’ process will relate to the designer and not the property owner.
A provisional approval will be issued on successful completion of the ‘Approved Designer’ process. The provisional approval will remain provisional until such time as five projects have been successfully completed at Jack’s Point.
Please download and refer to the Approved Designer’ application form for full details of all requirements of the application submission.
If you require any additional information, relating to the ‘Approved Designer’ process, please contact Kezia Evans – kezia@darbypartners.co.nz.
Building Site Signage
Jack’s Point Construction Signage Guidelines
To preserve residential amenity, signage at Jack’s Point is kept to a minimum. On sites under construction, one builders sign is permitted where:
All signs have JPROA approval.
The development has Design Review Board approval.
The sign is up during the construction period or when construction is imminent.
The sign is framed in black stained or painted timber measuring in 40mm each in diameter. This keeps the sign consistent with other commercial signs in Jack’s Point.
The internal signage size may be up to 1189mm x 841mm.
The colours used within the sign are recessive in tone (no white, bright or very light colours).
The sign is either double sided or have a plain background in either Pantone 405 or black or the reverse side is not visible.
The sign is maintained in good condition at all times.
The location of the sign does not reduce neighbours visual amenity (i.e. is not clearly visible within a key view shaft from a neighbouring home).
In addition, the required safety signage where that safety sign does not include any advertising or branding.
Any fencing wrap with logos or branding on, is recessive in colour and has JPROA approval.
NOTE: Realestate marketing signage is covered under this section here.