Architectural Design Manual

Transcription

1 A Portion of Erf 8978 Knysna Architectural Design Manual Single Residential Revised June 2009 ROCKY PHILLIPSON ARCHITECTURAL DESIGN SERVICES P O Box KNYSNA Tel/Fax: (044) Cell: rockarn@xnets.co.za

2 INTRODUCTION This Edition, June 2009 Green Pastures Building Design Manual, replaces all previous issues, and Architectural Design Manuals relative to Green Pastures Residential Estate. 1.2 The Green Pastures Aesthetics Committee (hereinafter referred to as GPAC) MUST approve all plans before they are submitted to Knysna Municipality. It is advisable to submit sketch plans at an early stage to ensure that any discrepancies are sorted to avoid unnecessary expense. 1.3 All plan submissions to be made to the GPAC and consist of the following: a. Site Plan showing all Contours, North Sign, position of Proposed Building(s), Yard Walls, Water Tanks, Drains (sewer and storm water), Pools, Driveways, Fences and Boundary Walls. b. Beacon Certificate. A registered Land Surveyor must check and relocate all pegs and prepare the contour drawing. c. Floor Plans fully dimensioned and labelled, All Elevations and cross Sections as deemed necessary. d. Scrutiny Fees of R2000 plus VAT to be paid on submission of Drawings. A deposit of R4000 must be paid to the GPHOA, of which R2000 is refundable on completion, should there be no damages and the surrounds have been restored to the satisfaction of the GPHOA. 1.4 Before starting any work: a. A meeting must be arranged with the GPAC on site to identify Site Pegs and setting out of proposed buildings. b. Both the Owner and the Builder must sign the Builders Code of Conduct. c. Show proof of payment of deposits etc. d. All properties bounding onto the Electric Security Fence MUST first put up a safety fence. A green plastic coated diamond wire mesh fence should be fixed to opposite side of poles supporting electric fence. 1.5 Once construction work has commenced, as a condition of approval, the work in its entirety will be completed within a reasonable time, in keeping with norms in the building industry. Should excavation or building work be started, and then abandoned for whatever reason, the owner shall be obliged to restore the areas affected by these works to their previous natural state as soon as possible, but within one calendar year. Non-compliance will lead to a fine of R being imposed by the GRHOA. These funds will be used to reinstate the land. 2. BUILT FORM AND ENVELOPE 2.1 Green Pastures Residential Estate is situated in the Salt River Valley, North-West of Knysna business centre. 2.2 The design concept, or Architectural theme, is based on the Traditional Cape Vernacular style. The aim is to create a variety of aesthetically pleasing homes, well suited to modern living, that are in harmony with our traditional South Cape Architecture. 2.3 One main structure and one outbuilding are allowed. Outbuildings must be subsidiary to main buildings. 2.4 The total covered floor area is limited to 450 square metres, proportions are as follows: a. Main structure limited to 335 square metres. This figure does not include covered stoep. b. Outbuilding limited to 115 square metres. c. The main structure must have a covered stoep of 20% of the floor area.

3 3 d. Double storeys should have a 50/50 or 60/40 configuration. The covered stoep of 20% of floor area applies to both floors. 3. TOWN PLANNING 3.1 Building Lines 4,5 metre Street Building Line 3 metre Rear Building Line 2 metre Lateral Building Lines 3.2 Height Restriction is 8 metres as for Knysna. The following erven are restricted to 6,5 metre height restriction: 13618, 13619, 13620, 13621, 13622, 13623, 13624, 13625, 13626, 13627, 13628, 13629, 13630, 13631, 13632, 13633, 13634, 13635, 13636, 13637, 13638, 13639, 13640, 13641, 13642, 13643, 13647, 13649, 13650, 13651, 13652, 13653, 13654, 13655, 13656, 13657, 13658, 13659, 13660, 13661, 13662, 13663, 13664, 13665, 13666, 13670, 13671, 13672, 13742, 13743, 13744, 13745, 13746, Lofts and basements are subject to Knysna Municipal Town Planning definitions, and are restricted to 20% of floor area. Loft floors are not permitted on erven 13635, 13654, 13655, 13656, and Coverage is restricted to 35% 3.4 Second dwelling units / Granny Flats are subject to consent from GPAC and Knysna Municipal approval. 4. BASIC DESIGN PERAMETERS 4.1 Walls are not to exceed 7 metres without relief. A min setback of 340mm is required. 4.2 Plan views should form simple rectangular shapes. Traditional configurations in the form of `H, `L, or `T. 4.3 All dwellings must have an enclosed service yard for washing line and refuse bins. 4.4 Rainwater tanks have become essential and must be of a traditional design and discreetly placed on a plinth or buried underground. 5 ROOFS 5.1 Double pitched roofs should have a pitch of degrees 5.2 Lean to roofs should have a pitch of 5 15 degrees. Lean to roofs are encouraged, but may not exceed 60% of the span of the main roof adjacent. Lean to roofs are limited to a 4 metre span. The ratio for garages/outbuildings is 100%, e.g. One garage has a pitched roof with a lean to roof over the second garage. 5.3 Lean to roofs are limited to 30% of total pitched roof area, however, a minimum of 20% is required. 5.4 Flat roofs are permitted, but should abut a pitched roof, and are limited to 25% of total pitched roof area. 5.5 Only simple gable and hip roofs are permitted. 5.6 Roofs may be covered with traditional corrugated iron, traditional corrugated fibre cement, and thatch. No other roof finishes will be considered. 5.7 Dormers: a. Only pitched or shed roof dormers will be considered. b. Not more than 2 dormers will be allowed per 7 metre length of roof.

4 4 c. Dormers are limited to a 2 metre span. 5.8 Simple gable dressing is permitted as per examples on the estate. 5.9 Eaves: a. Overhangs not to exceed 150mm. b. Bargeboards and fascias to be min 150mm. c. Only Ogee gutters permitted with round down pipes. 6. WALLS 6.1 Walls to be predominantly plastered brick and mortar (min 70%). An annex of timber frame with vertical timber and fibre cement planking or corrugated iron will be considered. 6.2 Walls to finished with smooth or rough (Cape) plaster. Textured plaster of bagging will not be permitted. 6.3 All walls to have a plinth that projects min 30mm, and a minimum of 2 brick courses above finished ground level. 6.4 Natural stone plinths and cills will be permitted. No other stone finishes will be considered. 6.5 Decorative mouldings such as quoining, parapets and plaster bands are permitted, but should be kept simple. Elaborate moulding work will not be considered. 7. DOORS AND WINDOWS 7.1 All doors and windows (including garage doors) to be of natural hardwood. 7.2 All doors and windows to have traditional vertical proportions. Large sliding doors etc are restricted to covered stoeps/verandahs. 7.3 Arrangement of doors and windows is crucial, and should be in harmony with the elevation. Random placement will not be accepted. 7.4 Garage doors may not exceed 2,5 metre width. 7.5 Bay windows are permitted but are restricted to traditional styles, 7.6 Lancets, Catherine wheel, Oriels and Bow windows are not permitted. 7.7 Traditional louver shutters and gable ventilators are encouraged. 7.8 Burglar bars must be either manufactured in the windows or line with windows panes. External burglar bars are not permitted. 7.9 Doors and windows may be painted Refer to Painting Schedule. 8. DECKS, STOEPS, VERANDAHS AND PERGOLAS 8.1 Timber Decks on stilts may not be higher than 2 metres above finished ground level. 8.2 Balustrades and pergolas must be of a simple traditional design to be approved by GPAC. 8.3 Refer to Roof section (5) for covered stoeps. 9 LANDSCAPING AND SITE WORKS 9.1 All paving, retaining walls and driveways to be in dark earth tones to match surrounding area. 9.2 Terracing should be done with care so as not to create steep retaining walls. Retaining walls, where possible, should not exceed 1,5 metres without a step back of 1,5 metres. 9.3 Pre-manufactured concrete block type retaining walls must be covered in vegetation. 9.4 Gabion type retaining walls are preferred. 9.5 All alien plants MUST be eradicated.

5 10. FENCING Indigenous plants and trees are preferable. Exotics are discouraged and must be kept within the building platform All fencing is subject to plan approval from GPAC Lateral and Rear Boundary walls may be 1,8 metres high. Street boundary walls and fences are limited to 1,5 metres. Knysna Municipality may override this rule where sight lines are of importance to traffic Fencing styles that are permitted: a. Green plastic coated diamond wire mesh fixed to timber posts. b. Picket fencing of an approved traditional style. c. 230 brick wall with a plinth, between 340 square columns complete with capping. d. Hedges must be indigenous plants. 11. COLOUR SCHEME Multi-coloured paint schemes are not permitted. The colour selected for the roof must be used on all roofs on the property. The same rule applies for the walls; one colour and one accent colour may be used throughout ROOF Light, Dark or Dove Grey Charcoal Dark Green, Pale Green Rusty Red Pale Blue Natural Thatch 11.2 WALLS White or Broken White Blue, Pale Blue Green, Pale Green Ochre, Pale terra-cotta, Grey 11.3 ALL TIMBER DOORS AND WINDOWS, BALUSTRADES, FACIAS, BARGEBOARDS ETC. All timber work may be painted in any of the above colours or alternatively may be finished in natural timber sealers GUTTERS AND DOWNPIPES should match wall and fascia colours FENCES a. All timber fences should be painted white or finished in natural timber sealers. b. All masonry boundary walls and fences should be painted to match the colour scheme selected for the buildings on the property.

6 6 12. GENERAL 12.1 The Estate has a `DARK SKY policy. All external lighting must adhere to this policy and be selected with care Swimming Pools are permitted and are subject to plan approval. Pools must be sunk in the ground and may not protrude above finished ground level Solar Panels and other energy efficient devices i.e. Photo Voltaic Cells be approved with the stipulation that all solar panels be fitted flush with the roof and mounted as inconspicuously as possible. That the final positioning of Solar Panels must be approved by the Architectural Committee.