PARADISE BEACH: LANGEBAAN

Transcription

1 PARADISE BEACH: LANGEBAAN ARCHITECTURAL DESIGN & DEVELOPMENT MANUAL UPDATED AUGUST 2014 REVISION 02

2 INDEX ITEM PAGE 01 DESIGN MANUAL AND LAYOUT OBJECTIVES 3 02 ARCHITECTURAL CONCEPT STATEMENT 3 03 ENVIRONMENTAL DESIGN MATTERS 3 04 ROOFS, GUTTERS & DOWNPIPES 4 05 EXTERNAL WALLS, RETAINING-, SCREEN- & BOUNDARY WALLS 4 06 COLUMNS, PERGOLAS, AWNINGS, FIREPLACES & CHIMNEYS 5 07 WINDOWS, EXTERNAL DOORS, GATES, SHUTTERS & BURGLAR BARS 6 08 BALCONIES, BALUSTRADES, STEPS & GLASS SCREENS 8 09 GENERAL ARCHITECTURAL PLANNING 9 10 BUILDING SERVICES STORMWATER DISPOSAL EXCAVATIONS EXTERNAL FINISHES & COLOUR CODES EXTERNAL FLOOR COVERING / PAVING ZERO & OTHER BUILDING LINES HEIGHT RESTRICTION PLANES BUILDING PLANS 14

3 01 DESIGN MANUAL AND LAYOUT OBJECTIVES To combine different architectural interpretations and variety within the set design principles, in order to capture a harmonious, aesthetically pleasing architecture, without the adverse effects of repetition, also by incorporating integrated zero building line options To ensure a maximum level of privacy, and maximising on the view from, and sunshine to each unit wherever possible, also by incorporating combinations of different building lines and specified height restriction planes for each portion To optimise the integration of controlled development and nature conservation through careful planning and the promotion and management of the beach, the dunes and Westcoast strandveld (unbuilt private open space) 02 ARCHITECTURAL CONCEPT STATEMENT The basic concept of the architecture envisaged for Paradise Beach is to capture the character of contemporary Mediterranean architecture, i.e. white, flat roofed buildings with strong design elements. Controlled colour application to external doors, windows, shutters and awnings will be implemented. Designs to make full use of the view and sun. Private wind-protected and shaded outside living areas are advised. 03 ENVIRONMENTAL MATTERS DIAGRAM 1 DIAGRAM Approximately 2800 hours of sunshine occur annually which equates to an average of 32% of each hour of a 24 hour day The optimum orientation for houses is to the north, but the sea view varies from the north to the south. See diagram The dominant wind direction on a seasonal and annual basis ranges from south to south-west. During winter months (June, July and August) a relatively strong north-easterly wind can occur. See diagram 2.

4 Rainfall is generally light, averaging approximately 250mm per annum Architects should be cautious of reflected glare off the water, particularly from the west and should take suitable precautions. Sun protection of external doors and windows is recommended. 04 ROOFS, GUTTERS & DOWNPIPES Roofs to be flat, concealed behind a beam or parapet wall with concealed rainwater outlets and rainwater downpipes. Non trafficable roofs to be covered with natural colour stone chips or painted white. Guaranteed waterproofing and insulation should be specified for flat concrete roofs The following roof types are allowed: Flat concrete roofs concealed behind parapet walls on all sides. Barrel vaults and domes subject to the discretion of the Development Committee. Domes and vaults must be finished smooth and painted Paradise Beach White. 31.5m 2 maximum on plan can be sloping roof(s) at 20 covered with terracotta coloured roof tiles or concrete roof(s) at 20 finished smooth and painted Paradise Beach White. No other roof types will be allowed without an approved waiver in writing. The following are specifically prohibited: Cement roof tiles. Thatch Corrugated iron or fibre cement sheeting. Transparent and any other roofing sheets, unless compliant with item Reflective roofing material All gutters and downpipes are to be fully concealed. Rainwater spouts may only be used at the owner s risk and must be simple in design. 05 EXTERNAL WALLS, RETAINING-, SCREEN-, BOUNDARY WALLS & FENCES External walls are to be masonry, plastered smooth Boundary or screen walls (including street boundary walls) to be constructed in masonry and plastered smooth or from natural West Coast stone as already used in the area, correctly or incorrectly described as Calcite or Calcrete. No other stone may be used. Further limited use of stone to the building, generally only at a low level, may be considered for approval by the Development Committee. (E.g. walls to external steps, plinths, etc). The use must be strictly limited to the extent as shown on the approved drawings. Bagged boundary- and screen walls to areas not visible from streets or public areas will only be allowed with approval of a waiver by the Development Committee Boundary or screen walls to be designed as an integral part of the building to provide privacy for outside living areas, screen off kitchen and drying yard or dustbin areas, and link adjoining garages and carports with the main building. Screen wall(s) for bins must allow for easy access at all times to facilitate collection of rubbish Boundary or screen walls to be maximum 2.5m above the natural ground level, and all retaining walls are to be according to engineer s detail. The thickness of any boundary- or screen wall must comply with the National Building regulations, but may not be less than 190mm (before plastering) although 270mm is preferred.

5 5 DIAGRAM Street boundary walls to be an integral part of the design, e.g. linking garage, patio and house. 2.5m maximum height above the natural ground level. See diagram Corrugated iron, barbed wire and pre-fabricated walling systems are specifically prohibited. 06 COLUMNS, PERGOLAS, AWNINGS, FIREPLACES & CHIMNEYS DIAGRAM Square columns are to be constructed in masonry minimum 345 x 345mm. To be plastered smooth and painted Paradise Beach white Round columns with a minimum diameter of 350mm can be used and must be painted Paradise Beach white All other column types and dimensions are specifically prohibited except for treated machined timber poles and aluminium posts that may be considered for upper floor levels only. (Generally not allowed at ground level.) Slatted, wooden or aluminium pergolas to protect patios and terraces can be used and must be finished in the approved colour to match the windows and external doors. Pergola timber may also be painted white or left natural (varnished) Where pergolas are constructed using latte (droppers) as slats, roof sheeting may be installed on top of the latte provided it cannot be seen by neighbours or from any road or public area PERGOLAS OVER BUILDING LINES Pergolas may be constructed within the building line areas (up to the boundaries) provided the maximum height of 2.5m above the natural ground level is strictly adhered to. Pergolas proposed over the building lines and higher than 2.5m above the natural ground level, will only be acceptable with the written consent from the registered owner(s) of effected properties Subject to Municipal approval, pergolas may project over building lines (at any height) provided the pergola is at least 1.0m from any boundary and the projection is not more than 1.0m over the building line.

6 06.07 Coloured canvas awnings and patio shades in single monotone approved colour can be used. See colour codes item Aluminium adjustable louvers in white may only be used if they are completely boxed-in by a parapet wall or beam The following are specifically prohibited: Steel or plastic awnings. Striped canvas awnings. Shadecloth over pergolas and carports FIREPLACES & CHIMNEYS 6 Exposed chimneys in brickwork, contemporary in design and typical of the West Coast area to be used. (i.e. stepped, sloping bold chimneys) The design of braais, fireplaces and chimneys are very important and once approved on the drawings may not be changed or omitted without further written approval. Metal cowls are specifically prohibited. Rotating cowls (or any other type) may not be installed on top of the Chimneys. 07 WINDOWS, EXTERNAL DOORS, GATES, SHUTTERS & BURGLAR BARS Timber front and kitchen doors as well as French doors to be painted in approved colour Door openings can be arched. See diagram 5. DIAGRAM All external timber/glass doors and aluminium/glass doors (Sliding, sliding folding, etc) to be finished in an approved colour, and must not exceed 2100mm in width. Brick piers of minimum 450mm width to be built between all doors and windows/doors. See diagram mm 2100mm DIAGRAM External steel doorframes and natural (silver coloured) anodised aluminium sliding or sliding/folding doors are specifically prohibited.

7 All timber and aluminium windows to be finished in an approved colour. See schedule of approved colours. Windows must not exceed 2100mm in width and brick piers of minimum 450mm width to be built between all windows and doors/windows Winbloks, steel windows and cottage pane windows are specifically prohibited Applications to allow windows and external doors wider than 2100mm are considered where: The window or door is recessed or set back under a roof overhang, behind a pergola, colonnade or arch structure. The setback should be at least one-third of the proposed width of the window or door, but not less than 1.0m The window or door is not visible from any road, public area or walkway It can be shown with proper motivation that it is preferable to have one window/door, (e.g. resulting in a smaller glazed area) i.l.o. two or more units. The maximum width to be considered here is 2400mm The glazed unit is considered an architectural feature e.g. a roof window used to express or define a vaulted roof. See diagram 7. DIAGRAM 7 The most important consideration is to ensure that the window or door that is proposed wider than 2100mm does not detract from the white wall architecture and that it is aesthetically acceptable Corner windows are allowed provided not any one of the two legs exceeds 2100mm in width Careful consideration must be given to the design and placement of windows and external doors. Haphazardly designed and positioned windows and external doors will not be acceptable SHUTTERS Anodised aluminium sliding shutters or framed timber shutters with horizontal louvers can be used. See diagram 8. Prefabricated timber shutters with small louvers or adjustable PVC louvers and imitation shutters are specifically prohibited. Special attention recommended to deal with wind noise from shutters. 2100mm DIAGRAM 8

8 BURGLAR BARS Internal simple grid-pattern purpose made to suit the dimensions of the window to be used. External burglar bars, trellidor, expanda gate, etc. and roller shutters are specifically prohibited. 08 BALCONIES, BALUSTRADES, STEPS & GLASS SCREENS BALCONIES Balconies must be designed as an integral part of the house BALUSTRADES Any balustrade wall must be maximum 450mm high above the finished floor, with timber painted or anodised aluminium handrail, epoxy coated in approved colours. See diagram 9 and item for colour schedule Wrought iron, glazing, steel or aluminium panelling for balustrading are specifically prohibited Provided the Development Committee considers that there is enough of the approved colour (windows, doors, balustrades, etc.) proposed to be used on the building, the following may be considered for special approval: STEPS The use of limited balustrade walls in solid brickwork, plastered smooth, higher than the maximum 450mm that is allowed. Finish of the balustrades other than in the approved colour, but only in exceptional circumstances. E.g. where machined timber poles are used as balustrades attached to machined timber poles used as columns for a pergola that has a natural or white finish. Under such circumstances a natural or white finish may be allowed for the balustrades. (Timber decks may be another example.) The use of stainless steel cables provided the uprights and handrail is finished in the approved colour. Frameless glass balustrades with handrail in approved colour where required. Please note that framed glass panels will not be allowed. All detail must be submitted to the Development Committee for approval All external steps to be built in solid masonry work and/or concrete. See item 14 for floor finishes. Timber steps are allowed for timber decks The balustrade walls to steps can be solid brickwork plastered smooth, painted white, or to match balcony balustrading. See diagram 10.

9 9 DIAGRAM 9 DIAGRAM GLASS SCREENS FOR WIND PROTECTION A fully motivated application for a waiver to allow the use of glass screens (that is not considered to be windows or external doors) for wind protection may be approved subject to the following notes: The most important requirement is that any proposed screen must be aesthetically acceptable and must not detract from the whitewall architecture. The screen or screens must form an integral part of the design and be sympathetic to the overall architectural style of the house and development. E.g: If the screen forms part of the silhouette of the building, then such a screen must be framed by a beam, roof or pergola, etc at the top of the screen. A glass screen may not be used to enclose e.g. a balcony as a room. I.e. at least one side of the space/area protected from wind must be totally open. If an area is enclosed using glass screens, then such screens must comply with the requirements for windows and external doors. (It is not possible to provide maximum sizes for the screens as each case must be considered on merit) The position of a screen in relation to external view must also be considered. Once approved as screens, the area under consideration may not be enclosed to form a room, unless prior approval is obtained by the submission and approval of plans. A motivated application and approval of a waiver is required so that all conditions can be determined and confirmed in writing for the use of screens. 09 GENERAL ARCHITECTURAL PLANNING WARNING Examples of existing work at Paradise Beach showing certain design principles, details, finishes etc, do not guarantee that it will be automatically approved again for inter alia the following reasons: Each design will be judged on its own merits. Some of the work executed may be unauthorised. A waiver may have been granted under special circumstances Further guidelines may have been established. The same principles will apply to the application for waivers. An existing example does not mean that the application will be approved automatically.

10 SEAFRONT ERVEN Stoeps, patios, decks, etc. may be constructed over the seafront building lines subject to a maximum height of 1.2m above the natural ground level. Balustrades will be allowed on the stoeps, etc if they are not solid walls. Boundary walls and any other solid walls in the building line area on the sea side must also comply with the maximum height of 1.2m above the natural ground level CARPORT AND GARAGES To be designed as an integral part of the house and architectural guidelines. Walls on zero building line to be fully bricked in, plastered and painted white on both sides. Timber garage doors to be slatted, painted in approved colour. See item 13. Anodised aluminium doors to be horizontally slatted, epoxy coated in approved colour. Free standing prefabricated carports, perspex or fibre glass sheeting are specifically prohibited. Prefabricated garages, steel or patterned garage doors are specifically prohibited SWIMMING POOLS To be designed as an integral part of the outside living area, surrounded by approved paving. See item 14. Porta Pools or similar types are specifically prohibited. Plans must be submitted to and approved by the Development Committee as well as the Municipality POST BOXES Loose standing post boxes are specifically prohibited HOUSE NAMES & NUMBERS Black anodised aluminium lettering 150mm maximum height, or 150mm x 150mm glazed tiles with numbers or letters in approved colour plastered-in, are to be used. All other lettering specifically prohibited STAFF QUARTERS To be designed as an integral part of the house, opening onto a screened yard or patio GRANNY FLATS Granny flats must be totally integrated with the design of the house. Separate cottages are specifically prohibited. 10 BUILDING SERVICES All plumbing and drainage, including vent pipes, to be fully concealed and must be built into walls or within concealed ducts. It is unlikely that drainage ducts projecting to the outside of the building walls will be approved No protrusion of television or radio aerials, satellite dishes above parapet walls will be allowed.

11 Air conditioning units and heat pumps, including all cables and pipes, to be fully concealed from any external view The following and all other similar services to buildings must be fully concealed from any external view: Electrical conduits and wires. Any other pipes, cables, tubing, conduits, etc. (Surface mounting is not allowed.) Gas bottles and piping. TV cables Hot water cylinders Where building services are required to be concealed, conduits, wires, cables, pipes, etc. must be built into or recessed into the walls (within sleeves where required) or within concealed ducts inside the building. Trunking or cover strips over surface mounted conduits, wires, cables, pipes, etc, on the outside of the building are not acceptable WATER METERS Water meters to be properly positioned and secured as well as easily accessible for readings SOLAR HEATING Units on the roof to be screened off totally by parapet walls. No solar heating panel may project above a horizontal line level with the top of the parapet walls used for the screening. The geysers (water cylinders) associated with the panels may not be visible from any external view and may not be installed on top of the roofs. No piping or conduits may be visible. Neighbours must be considered and the installation of solar heating may not cause a nuisance as far as the reflection of light is concerned. 11 STORMWATER DISPOSAL Stormwater must be discharged onto the roads and where this is not possible, the owner must provide suitable means for the control and disposal of accumulated stormwater to comply with the National Building Regulations, Municipal requirements and to the satisfaction of the Paradise Beach Homeowners Association Upstands (low parapets) must be provided to the edges of all balconies, roof terraces, etc. to control the run-off of rainwater Rainwater downpipes from all roofs, balconies and roof terraces must be fully concealed, built into walls or ducts inside the building or spouts may be used. Rainwater spouts are used at the owner s risk and must be positioned so as not to cause a nuisance to neighbours (flooding and noise). No visible gutters are allowed to any roofs, balconies, roof terraces, etc. 12 EXCAVATIONS Where excavations exceed 1.2m in depth or where neighbour s property may be endangered, all the retaining walls, structural work & lateral support must be designed by a structural engineer to protect all roads, existing structures & to ensure that all the neighbours have the full use of their properties, including the zero building line area for building on, as if no excavations exceeded 1.2m in depth.

12 12 13 EXTERNAL FINISHES & COLOUR CODES All external walls, including boundary- and screen walls, chimneys, columns, parapet walls on all sides, etc. to be plastered smooth and painted Paradise Beach White, Midas Paints (Weskus/Vredenburg) reference V89W. (Other manufactures or brand names may be used provided the colour is exactly the same.) Bagged plaster is not allowed externally. Unpainted masonry, concrete, facebrick and artificial methods to create rough textured surfaces, e.g. Spanish plaster is specifically prohibited. See item for the limited use of natural stone from the West Coast area The following colours are approved for windows, external doors and doorframes, garage doors, gates, shutters, pergolas, balustrades, etc. Please note that only one colour per property may be used. From Dulux Light Blue Grey Blue Grey Turquoise Khaki Terracotta Dusty Pink - Dulux Sevres Sky - Dulux Love Lite - Dulux Blue Zenith - Dulux Blue Grotto - Dulux Sung Green - Dulux Brick Dust - Dulux Rose Bisque From Midas Paints (Weskus/Vredenburg) MC 0423 Sevres Sky MM 0388 Blue Zenith MM 0389 Blue Grotto MM 0390 Sung Green MM 0387 Love Lite MC 0424 Brick Dust MM 0392 Rose Brisque E89W Namaqualand Red E91W Napier green E92W Mustard From Vedoc Powder Coatings catalogue VP 5014 Turkish Blue VP 5013 Fern Blue VP 2004 Burgundy VP 5006 Ultramarine Blue VP 2003 Ruby Red VP 5003 Cornflower Other manufacturers, suppliers or brand names may be used provided the colours match the above. The Development Committee may approve additional colours for windows, external doors and doorframes, gates, shutters, pergolas, balustrades, etc 14 EXTERNAL FLOOR COVERING / PAVING Square tiles only in clay, slasto, sandstone or cobbles and brick paving can be used Freeform slasto, crazy paving, premix and Chip & Spray are specifically prohibited Concrete paving slabs may only be used in drying or kitchen yards which are fully surrounded by screen walls Quality hardwood timber decks are allowed subject to Development Committee approval.

13 13 15 ZERO & OTHER BUILDING LINES The building lines for each plot, as indicated on the Building Control Plan were integrated and established to maximise on the view and orientation on each erf as far as possible One zero building line area per erf may be used within one of the prescribed hatched areas provided no underground services exist within the selected area. No windows permitted on zero building line Flat roofs within the zero building line areas may be used as balconies, roof terraces, walkways, etc. provided all work complies with the height restriction plane for the zero building line area It is not necessary to limit building work in the zero building line area to single storeys, provided the building work fully complies with the height restriction plane for the zero building line area and where applicable, complies with the requirements for excavations exceeding 1.2m in depth. 16 HEIGHT RESTRICTION PLANES See annexure A for Guidelines to establish the height restriction plane The prescribed Height Restriction Plane (HRP) shall govern the height of the buildings relative to the natural ground levels as described in the Building Control plan The only protrusions allowed through the height restriction plane shall be chimneys and the following roof types totalling 31.5m 2 maximum on plan, being 4.5m maximum sloping width, and 7.0m total length: Barrel vaults Domes 20 sloping roofs DIAGRAM 11 The maximum protrusion through the height restriction plane at any point that will be allowed for barrel vaults and domes is 2.25m.

14 The Trustees and the Development Committee may approve penetrations through the prescribed height restriction planes subject to acceptable motivations which must include the following: A departure approved by the Local Authority The prior written consent of all affected parties as determined by the Local Authority The adoption of a special resolution by the members approving each individual application recommended to the members by the Trustees and the Development Committee. Applications of this nature will only be considered if the applicant is not indebted to the Association in any way or in default of any regulations prescribed in the constitution or imposed by the Trustees. 17 BUILDING PLANS PLAN APPROVAL The Architectural design & Development Manual, being a condition of subdivision, has statutory authority and must be read with the Building Control Plan. The approval of plans in terms of the Manual will be the responsibility of the Development Committee who will act in their sole discretion in terms of the constitution of the Paradise Beach Home Owners Association LAND SURVEYOR S CERTIFICATES Prior to the submission of plans for approval, the owner shall submit a certificate from a Land Surveyor to the Development Committee, stating the ground level at each boundary peg before any building work has taken place. These levels shall be recorded as the natural ground levels of each boundary peg, and shall govern the height restriction planes Upon completion of the building, the owner shall submit a certificate stating that the building conforms to the height restrictions prescribed on the registered Building Control Plan pertaining to the erf REGISTERED ARCHITECTS All design plans for construction of houses or alterations to houses must be prepared by persons registered as Professional Architects with the South African Council for the Architectural Profession (SACAP). A declaration form must be completed and signed by the appointed architect. Plans to be submitted to the Development Committee who will consider proposals and notify the architect of its approval or any suggested amendments. Should the Development Committee suggest amendments to drawings, then the architect must submit amended drawings to the Development Committee who shall confirm whether the amendments are accepted.

15 PREPARATION OF DRAWINGS Before starting with building design and preparation of drawings, please make sure that you are in possession of the following: Architectural Design & Development Manual. Supplementary Information document. Land Surveyor s certificate as required per item of the Architectural Design & Development Manual. Copy of the Building Control Plan applicable to your erf. Correct position of the sewer connection. Correct site (erf) information as per approved General Plan (Surveyor-General) Checklist for submission of plans. Persons preparing drawings must ensure that all the items on the Checklist for submission of plans are attended to prior to submission of the final drawings to the Development Committee ALTERATIONS, ADDITIONS AND RIDER PLANS Building plans must be submitted to the Development Committee for the approval of all proposed alterations and additions as well as deviations from approved plans and although not limited to, include the addition of and/or alterations to any of the following items: External finishes External doors, windows, shutters and gates External detail or design that may alter the elevations, aesthetics, style or character Roof pitches Boundary walls and screen walls Pergolas and external balustrades Braais and fireplaces Plans are also required for the following: The change in use or function of any room or space (E.g. closing-in of a balcony or converting a garage to a habitable room, etc.) Any work considered by the Local Authority (Municipality) as an alteration, addition or deviation from an approved plan that requires the submission of plans. The omission of any portion of the building, building item or element shown or described on the approved plans will also require the approval of building plans and/or other written approval by the Development Committee MUNICIPAL APPROVAL Working drawings, duly signed by the Development Committee, must be submitted to the local authority for approval. A copy of the working drawings approved by the local authority must be submitted to the Development Committee for checking and record purposes WAIVERS The Development Committee may approve fully motivated waivers of any mandatory specifications under special conditions where waivers are considered justifiable by the Development Committee NATIONAL BUILDING REGULATIONS Should any provision in this Architectural Design Manual be regarded as contrary to National Building Regulations, then the National Building Regulations shall prevail.

16 TOWN PLANNING REQUIREMENTS This Architectural Design and Development Manual must also be read with the Building Control Plan. Plans are therefore also scrutinised in terms of the Building Control Plan and where non-compliance with any of the town planning requirements is noticed, the following procedures are followed: Firstly the architect is informed and offered the opportunity to rectify the problem. If the architect/owner wishes to apply to the Municipality for a waiver/departure, then the Development Committee may provide commentary in the form of objections, conditions or confirm that there is no objection. Where considered necessary by the Development Committee, the written consent must be obtained from any registered property owner or neighbour whose property may be affected GENERAL AESTHETICS & STANDARDS Plans may be rejected by the Development Committee if the plans are considered to compromise the integrity of or that it would impact negatively to the value of properties in Paradise Beach Aesthetic standards and compliance with the Architectural Design & Development Manual will be important considerations when plans and building works are considered for approval. The Development Committee may reject plans purely on the basis that it might consider them to be aesthetically unacceptable REPEAT DESIGNS It is the responsibility of the Owner in collaboration with his Architect to ensure that the drawings for submission are not a repeat design in this development.

17 ANNEXURE A (3 PAGES) GUIDELINES TO ESTABLISH THE HEIGHT RESTRICTION PLAN HRP = Height Restriction Plane NGL = Natural Ground Level (At the pegs as per Land Surveyor s certificate) The Prescribed vertical dimension or Vertical dimension at a peg must be measured from the NGL as per item of the Architectural Design & Development Manual. OBJECTIVE The HRP must follow the natural slope/contour lines of the site as closely as possible. Diagram 1 Site plan showing NGL s of pegs. Diagram 2 Interpolate levels along the boundary lines by using the NGL s of the pegs and produce contour lines for the site. Select a line (L L in the diagram) that best represents the general direction of the contour lines and therefore the general direction of slope of the site at 90 to this line. This will also be the direction of slope for the HRP. Diagram 3 Establish the height restriction line as described in the building control plan. (A1 C1 in the diagram.) From suitable points (levels) on the height restriction line A1 C1, produce contour lines for the HRP parallel to the line L L selected in diagram 2. (i.e. at 90 to the direction of slope.) Diagram 4 To indicate the heights of the building in relation to the HRP, it is necessary to produce an elevation or elevations as viewed at a true right angle to the direction of slope of the HRP. (indicated by arrows Y and Z.) The elevation(s) can be diagrammatic and need not show any detail other than the heights of the building. GENERAL NOTES It is likely that the vertical dimensions to the HRP at the pegs not used to establish the height restriction may be less or more than the prescribed vertical dimensions with the result of height lost or height gained at these pegs. Ensure that the line L L is correctly determined so that the vertical dimensions to the HRP at all these pegs are as close as possible to the prescribed vertical dimensions. In the example (diagram 3) height is lost, but the height lost at B1 is equal to the height lost at D1 (250mm) The direction of the line L L (or direction of slope of the HRP) may not be specifically selected or adjusted in order to gain extra height at any point on the site. SUBMISSION OF PLANS Refer to page 3 for the minimum information required on the drawings. If in any doubt, please confirm the DIRECTION OF SLOPE with the Development Committee.

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