DESIGN AND AESTHETICS

Transcription

1 DESIGN AND AESTHETICS

2 CONTENT: 1. INTRODUCTION NOTES 1.1. CONCEPT 1.2. RULES 1.3. DESIGN REVIEW COMMITTEE 1.4. APPROVAL 1.5. AMMENDMENTS 2. SITE CONTROL 2.1. ZONING 2.2. COVERAGE 2.3. HEIGHTS 2.4. BUILDING LINES AND SETBACKS 2.5. INTERFACE WITH LANDSCAPE SLOPING SITES RETAINING STRUCTURES BUILDING COMPOSITION 2.6. PARKING 3. DESIGN STANDARDS AND SPECIFICATIONS 3.1. ROOF 3.2. EXTERNAL WALLS 3.3. WINDOWS AND DOORS 3.4. GATES, BALUSTRADES AND SCREENS 3.5. VERANDAS, PATIOS AND DECKS 3.6. GARAGES AND OUTBUILDINGS 3.7. OUTDOOR LIVING AREAS AND LANDSCAPE ELEMENTS 3.8. SITE PERIMETER (BOUNDARY WALLS, YARDS AND FENCING) 3.9. OTHER ELEMENTS CHIMNEYS SWIMMING POOLS SIGNAGE AND HOUSE NUMBERS INTERIOR PAVING PLUMBING AERIALS AND DISHES REFUSE EXTERIOR MOUNTED EQUIPMENT STORMWATER AND RAINWATER HARVESTING ALTERNATIVE ENERGY & ENERGY SAVING ELECTRICAL SUPPLY EXTERNAL LIGHTING NOISE PRIVACY 3.10 COLOUR PALETTE 4. CONSTRUCTION AND COMPLETION ATACHMENT: APPLICATION FORM RULES - DESIGN & AESTHETICS Page 2

3 1. INTRODUCTION NOTES: 1.1 CONCEPT Water Mill ESTATE was established with an open park atmosphere in mind. The layout of the estate is based on open access to various parks located within the perimeter with the idea of having the residences integrated into the park areas and open atmosphere. To create a uniform ambiance within the Estate and to incorporate practical arrangements within the community of the Estate, Design and Aesthetic Control Rules and Aesthetic Committee (AC) are put in place to guide the outcome of the estate, to maintain a reference standard for the development and to create a future management tool. A unified architectural theme can be established through the use of similar forms, materials, colours and textures as recommended/specified. In essence new structures should include the following characteristics: Subdued earth-colours Combination of materials (brickwork, cladding & cement based paint see preferred material list) Simplicity and uncomplicated forms The typical H, I or U shaped layouts with patios and semi-shaded structures integrating into the surrounding gardens. Plinth elements The architectural language should also take into consideration the climate, geography, topography, context and privacy of the estate as a whole and of each individual site within the Estate. 1.2 RULES, BY-LAWS AND REGULATIONS These rules and guides are set in place in accordance with the Water Mill ESTATE (NPC) Memorandum of Incorporation: The main object of the Company is to carry on, to promote, manage, advance and to protect communal interest, safety and welfare of the Members of the Company, including but not limited to controlling the aesthetic appearance of the dwellings and other improvements erected or to be erected on any of the residential erven Subject to the provision of Article 7.2, Section 15(3) and 15(4) of the Companies Act and to any restriction imposed or direction given at a general meeting of the Company, the directors may from time to time make rules governing the design and aesthetic control of any building improvements to be erected on any of the residential erven, the open spaces and any facilities This Design and Aesthetics section of the Rules are put in place to guide the Aesthetic Committee acting on behalf of the Directors in the practical implementation of the rules. These guides, specifications and rules are not put in place to hinder the creative process, but rather to function as a guide and tool for the Members of Water Mill ESTATE (NPC) to manage the aesthetics, practical implementation and value of the properties within the estate. These rules do not absolve the house owner from complying with the National Building Regulations, requirements, limitations and conditions set by the Local Authority, in respect of the Property. Approval of municipal plans does not absolve owner/member from complying with the Design & Aesthetic Rules. 1.3 DESIGN REVIEW COMMITTEE To assist the Water Mill ESTATE (NPC) in establishing, reviewing and enforcement of the Design and Aesthetic Rules a Aesthetics Committee (AC) will be established. The Aesthetics Committee shall act as a representative of Water Mill ESTATE (NPC) and shall consist of 1 (one) Director and 2 (two) Members. During the development period the Aesthetics Committee will be to be appointed by the SELLER within his sole discretion, of which at least one member will be an Architectural Professional and one member an Associate of the SELLER. The AC will: Scrutinise individual applications as submitted to ensure that it complies with the Design & Aesthetics Rules. Operate according to the criteria as set out in this document. Not unreasonably withheld complete applications unless they are of the opinion that such building or structure is inconsistent with the standard of finishes, architectural style and/or appearance of the existing buildings forming part of the Development. 1.4 APPROVAL All building plans for new work as well as for alterations and additions to existing structures must be prepared by Architectural Practitioners registered with SACAP (South African Council of Architectural Practitioners). All new structures, additions, alterations, minor building works and installations with impact on the external fabric must be submitted for approval by the AC. Submission to be accompanied with requisite scrutiny fees fees to be determined by the AC. Applications process: Stage 1: Pre Scrutiny

4 Site Development plans and sketches shall be submitted to the AC for its consideration of the conceptual design principles. Application should indicate extents of proposal and should include plans, elevations, and material selections where applicable. The AC will prepare recommendations or conditions of approval based on design sketches. Stage 2: Site Development Plan Upon provisional approval of sketch plans a Site Development Plan (if applicable or required by the Local Authorities) may be submitted for approval and submission to the local authorities prior to compilation of final design drawings. Stage 3: Final Design Drawings Detailed design drawings (Municipal plans) shall be submitted to the AC for its consideration. Where applicable alterations or amendments may be requested, where after revised drawings must be re-submitted. Submission for approval must include: Payment of submission fee fees to be determined by the AC and approved by the Directors from time to time. Minimum 2 Copies of the plans (one to be retained by the AC and one to be returned to the applicant) All new work in red Indication of all new finishes and materials Removal of existing and placing of new trees and large shrubs. Coverage, Floor Area Ratios as prescribed by Municipality Ground floor, First floor ratio as prescribed in the Design & Aesthetics Rules Height measurements, where the datum height are calculated on the centre of the property. Distances to boundary structures Any further information as may be required by the AC necessary to evaluate the application. The AC will upon approval stamp all plans provided and supply written approval. Stage 4: Submission to local Authority Municipal plans shall be submitted to Local Authority for approval (in accordance with the Authority s requirements and processes). No plans shall be submitted to the Local Authority without prior written approval of such plans by the AC. Works that do not require approval from the Local Authority must still be approved by the AC before any work commences. Stage 5: Records A copy of the approved municipal plans and an updated Site Development Plan (in AutoCAD format -.dwg) shall be submitted to the AC for record keeping. Stage 6: Commencement of work Construction and building activities to be in accordance with the Construction and Contractor Rules in Section 2 of the Estate Rules. Additional notes: Approvals will only be valid for a 12 month period, where after renewal will have to be applied for. No applications will be considered unless and until the member/owner has paid all levies and any other amounts due and payable to the Developer or the Water Mill ESTATE (NPC), from whatsoever cause arising. If building work is commenced prior to approval being obtained, then the AC will order that work be stopped on site until such time as building plans have been approved. Failure to comply will attract a fine of a predetermined amount by the AC from the time that the notification to stop work on site was issued. 1.5 AMMENDMENTS The SELLER and AC reserve the right to make adjustments and amendments to the Design & Aesthetic Rules at their sole discretion, as is deemed necessary from time to time. 2. SITE CONTROL 2.1 ZONING The Water Mill ESTATE (Township also known as the Allen s Nek Extension 29) is zoned for single residential use Residential COVERAGE Maximum coverage of 60% of the portion/erf. This includes all roofed areas measured to the external face of the outside walls or structure. Minimum coverage of 15% of the portion/erf (garages excluded from calculation). 2.3 HEIGHT 2 Storeys. The maximum height of any building is 7500mm above natural ground level measured from the average height of the site area. 2.4 BUILDING LINES AND SETBACKS Municipal building lines varies dependant on positioning of site. Within the Estate all structures to be within minimum 1000mm between neighbouring properties, measured between outer skin of structure and boundary wall. No structures (boundary walls included) within 2000mm from street frontage without special permission. The DRC shall at its sole and absolute discretion be entitled but not obliged, to support an application to the Local Authority for the relaxation of building lines. 2.5 INTERFACE WITH LANDSCAPE RULES - DESIGN & AESTHETICS Page 4

5 2.5.1 SLOPING SITES Units must be designed in levels in response to the topography and gradient of the site. The Ground Storey s finished floor level must be minimum 150mm and maximum 700mm from natural ground level at any given point. DRC may require floor levels to be indicated on site with temporary benchmarks or pegs prior to final design approval RETAINING STRUCTURES All retaining structures must obtain approval from the DRC and must be clearly indicated on application. Application should indicate ground levels, height, material, waterproofing and drainage system. On retaining structures or where boundary walls are exposed to water, adequate and effective structural waterproofing must be provided and maintained on the wet/higher side of the structure to prevent unsightly damage or wear on the lower/dry side BUILDING COMPOSITION The elemental composition of the building shall be clearly articulated on a horizontal ratio. Single storey structures are preferable. Double storey areas will only be allowed on the lowest section of a site, ideal is for roof-height to not exceed roof-height of the single storey on upper-section of the slope. Double storey areas may not exceed 30% of the ground floor area, garages excluded. Storey height, as measured from finished floor level to wall plate/eave to be maximum 2800mm. waterproofing or painting allowed on any roofing section. EAVES, FACIAS & BARGE BOARDS All eaves to be finished with fascias and barge boards. Fascias to be painted charcoal to near match existing gatehouse. GUTTERS Gutters are optional. Where not used, provision must be made for a splash apron to dissipate the water. All downpipes to be either concealed in structure, or be mounted flush on walls. Downpipe colours to conform to the colour of the wall or facia. ROOFLIGHTS No reflective finishes on roof light glazing. 3.2 EXTERNAL WALLS All external walls to be finished with a combination of at least two or more of the preferred finishes. Alternative features/finishes may be submitted for approval subject to the condition that it complies with the look and feel of the complex. Plinths are encouraged. Proposed external wall finishing options: CLADDING All cladding to be slate or similar with autumn colour variety (as used on common facilities). All cladding to be specified and samples provided for approval. Slate autumn samples: 2.6 PARKING Each individual property must provide visitor s parking on site in addition to occupant s parking/garages. 3. ARCHITECTURAL DESIGN PREFERENCES AND SPECIFICATIONS 3.1 ROOF Roofs to be predominantly pitched structures. Colour to be Charcoal (near match existing gatehouse). PITCHED ROOFS Allowed materials on pitched roofs are Slate Infraset Horizon Concrete Shingle Tiles or Chromadek IBR. All Pitched roofs to extend over external walls. Roof pitch to be preferably 25degrees. FLAT ROOFS Flat concrete roofs with parapet walls will only be allowed on minor sections of the roofed structures and may not form a predominant part of the architecture. No flat sheet metal roofs allowed. No reflective CEMENT COLOUR WASH Clay brick walls with plaster and Cemcrete or similar colour wash finish or PVA paint, applied as per manufacturer s specifications. See colours on colour palette. FACE BRICK Corobrick Country Classic Travertine alternative near match may be submitted for approval. 3.3 WINDOWS AND DOORS Window frames to be timber or bronze aluminium. No reflective glass, no white or anodized/silver frames. Shutters may be used for sun control and/or privacy. Shutters to match colour of window frames or to be bronze, charcoal, dark green or black to match colour palette. RULES - DESIGN & AESTHETICS Page 5

6 No exposed concrete lintels will be allowed, on face brick walls (lintels to be formed with brickwork). 3.4 GATES AND BALUSTRADES courtyard. 3.7 OUTDOOR LIVING AREAS AND LANDSCAPE ELEMENTS Safety gates and burglar bars are discouraged with the concept of rather protecting the estate parameter than the last point of entry. It will however be allowed with the limitation that the design may not be overly decorative, colour to match window frames and burglar bars to be installed on the interior of the property. Colour of safety gates, burglar bars, balustrades and screens to match colour of window frames or colour palette. Gates, balustrades and burglar bars to be purpose made and shall be of a simple pattern design sketches to be submitted for approval by the DRC prior to installation. Garden gates and structures to be bronze, charcoal, dark green or black as per colour palette. All timber to be sufficiently treated to prevent rot and infestation. No driveway-gates allowed all garage entrances and driveways to be open to internal roads. 3.5 VERANDAS, PATIOS AND DECKS Balconies: No second storey balconies will be allowed sliding doors with balustrades will be considered but may not intrude on neighbouring property s privacy. Patios & Decks: Patios or decks may not project higher than 1200mm above natural ground level and may not intrude on neighbouring property s privacy. Timber decks to treated to prevent rot and infestation. Awnings: Sun control shall be by means of wide overhang, shutters or planting. No clip on aluminium or canvas awning systems may be used over windows or doors. Where horizontal sliding canvas systems is used to enclose patios or decks colour of canvas to be preapproved by DRC. No sails, shade netting or canvas may be used on carports or any other area other than patios. 3.6 GARAGES AND OUTBUILDINGS No light steel structure or loose-standing carports allowed. Open carports to be integrated in the total design of the dwelling. Roof structure to match roof and design of dwelling. Garden stores, carports, shed structures and other outbuildings to be integrated in the design of the dwelling or be of the same structural materials and look of the main structure. Garage doors to be natural timber. No roll-up doors. Staff accommodation: No staff accommodation shall be free standing unit should be integrated into total design of main dwelling. Staff accommodation shall open onto a screened All privately owned gardens and land must be managed and maintained by the owner or his appointee. No invasive plants to be planted. All new large growing trees to be approved by DRC before planting by submitting application indicating the species, its common characteristics and proposed positioning. When positioning and selecting large trees and shrubs neighbouring properties must be kept in consideration. Demolition of existing large trees must be approved. All trees to be demolished must be indicated on application. Private properties bordering estate boundary may not erect any structures or gardening elements that may damage or hinder the working of the electric fence surrounding the property. Individual property owners to maintain existing plants that might hinder or damage the working of the fence. 3.8 SITE PERIMETER (BOUNDARY WALLS, YARDS AND FENCING) Where stands front onto park space and on street fronts the aesthetics of the interface is considered to be extremely important. In order to avoid unsightly solid walls along the edge of parks, street fronts and open spaces the following shall apply: Boundary walls on street border are discouraged. Where boundary wall are deemed necessary it shall either be maximum 1000mm in height or recessed to a 2000mm set back from street boundary. No fencing or motor/driveway gates will be allowed. Hedge fencing over steel frame structures (no chicken mesh) will form the ideal boundary between private properties bordering park spaces. If this is not applicable, the DRC may require owner to plant scrubs or other plants adjacent to the new boundary wall to soften the aesthetic look from the park side. Boundary walls erected between parks and private properties must be finished on the park side by the owner of the property to the satisfaction of the DRC. Boundary walls between neighbouring properties may not exceed 1800mm in height. Boundary walls will only be permitted for a distance not exceeding 60% of the length of the boundary line. All additional walls to be recessed with 2000mm from the building line. All new (and future) boundary walls to be approved by DRC (and where applicable the Local Authority) before construction. No filling allowed onto boundary walls see for retaining structures. All boundary walls and fences to match design of RULES - DESIGN & AESTHETICS Page 6

7 estate parameter walls. Clay brick boundary wall (with plaster or steel panels) 575x345mm face brick columns, min 595mm high face brick or slate cladding on plinth with plaster or steelwork panels and precast concrete details. Plaster panels to be painted as per perimeter wall, steelwork as per colour palette Timber/Brick column and steel combination fence (Hardwood timber columns / 575x345mm face brick columns and precast concrete detail, with steelwork panels, painted as per colour palette) Hedge fence (Evergreen non invasive plants to be used. Species selection as per height and garden design. Hedges to be planted fully grown or over a steel frame structure. Hedges to be kept pruned and neat at all times. Species to be specified with application) Specific exclusions: Chicken mesh, Standard concrete or steel palisade fences, precast concrete, barbed wire & internal electric fences. 3.9 OTHER ELEMENTS CHIMNEYS If a cowl is installed, it must be made of a non reflective/non corrosive material, colour as per colour palette. SWIMMING POOLS Filtration and pump systems to be concealed. No portable pools. Safety measures to be in accordance with National Building Regulations. Pools should be positioned with consideration to privacy to neighbouring properties. Pools must be indicated on municipal plans and must be approved by both DRC and Local Authority. Pools to be drained and backwashed into drainage system Poolwater may not flow onto road surfaces or be allowed to enter the stormwater/rainwater harvesting system. SIGNAGE AND HOUSE NUMBERS All houses to be numbered. Number to be black or bronze painted (to match steelwork). Number to be minimum 80mm and max 160mm high. Position to be either on exterior wall of house or on visible garden wall. No additional signage may be placed on property. No post boxes to be placed on individual properties. INTERIOR No reflective, harsh or disturbing colours to be reflected through windows. PAVING Paving to be coloured in charcoal or brown colours to match what is used at road intersections. Alternative materials or colours may be proposed for approval by the DRC. Street curbing may be removed for a smooth ingress to driveway keeping storm water in consideration. Only section equal to 1m wider than garage doors may be removed. Any curbing removed not in line with garage doors must be re-installed to the satisfaction of the DRC. PLUMBING Exposed plumbing is discouraged. Plumbing from second storeys to be concealed in ducts. Ground Storey plumbing pipes may not be visible from road or parks. AERIALS Position of satellite dishes and aerials to be approved by DRC. REFUSE Refuse bins must be hidden behind walls or structures, only to be brought out on day of collection and to be removed from view on the same day. EXTERIOR MOUNTED EQUIPMENT Equipment such as Air cooling systems, Air Conditioning and Heat Pumps may not be visible from natural ground level of streets, parks and neighbouring properties. All pipework and cabling to be concealed in structure - no surface mounted pipes/cables where not possible it must be RULES - DESIGN & AESTHETICS Page 7

8 painted colour of surface it is mounted on. Natural ventilation achieved through appropriate designed is preferred to the indiscriminate airconditioning of buildings. All external units not indicated on the approved building plans must be submitted to the DRC for approval before any installations may commence. STORMWATER AND RAINWATER HARVESTING Site storm water to preferably be diverted to nearest road surface, rainwater discharged onto neighbouring property to be discharged at singular point. All storm water to be diverted to rainwater retaining pond. No water that might contain chemicals or pesticides may enter the storm water/rainwater harvesting system. ALTERNATIVE ENERGY AND ENERGY SAVING Alternative Energy is encouraged only if it does not have a negative impact on the visual appearance of architecture. Solar panels or pool heating panels shall be incorporated into the buildings as part of the basic structure. Panels shall be placed flush on north facing roof slope or on flat roof surfaces that are not visible from ground level. No visible external tanks. All pipework and cabling to be concealed in structure no surface mounted pipes/cables where not possible it must be painted colour of surface it is mounted on. ELECTRICAL SUPPLY Property owners must comply with the Standard Conditions of Electrical Supply as issued from time to time by the DRC. A 110mm diameter PVC pipe to be provided under all paving that crosses sidewalks 600mm below natural ground level to provide for new or future legislation. EXTERNAL LIGHTING External lighting should be low voltage and energy efficient light pollution and light nuisance should be avoided. Lighting should be subdued and directed downward (or upward) to prevent glare. No light may be projected into neighbouring property. External light fittings to be black or bronze or as per colour palette. NOISE All external equipment, generators, pool pumps etc. should be enclosed to minimise noise levels. Maximum noise emission as measured 3meters away from the equipment shall be no greater than 55-60dBA(decibels). No noise producing equipment may be installed within 3m from neighbouring structures. PRIVACY In conjunction with above references to privacy the DRC will address privacy issues as they arise by recommending restrictions on heights, orientation, window positions or screening to prevent these problems. The DRC will make the final decision in event of a dispute. 3.9 COLOUR PALETTE WALLS External colours must reflect soft earthy tones. Only cement-based paints such as Cemcrete will be allowed. Cemcrete approved colours include: Wheat, Slate, Sandstone, Kalahari, Light Grey, Nutmeg, Grey, Hazelnut, Ivory, Cinnamon, Clarence and Albany. STEELWORK AND ALUMINIUM All steelwork to be painted bronze (to match aluminium window frames) or black. FASCIAS & BARGE BOARDS Painted Charcoal colour TIMBER AND EXTERIOR WOOD All exterior woodwork to either maintain its natural colour or to be stained in shades of mahogany. 4. CONSTRUCTION & COMPLETION During construction members, sub-contractors and nominated contractors must comply with the Construction and Contractor Rules in Section 2 of the Estate Rules. On completion, Completion Certificates must be obtained confirming compliance with the Design and Aesthetics Rules and conditions as set by the AC. A Certificate of Occupation must also be granted by the municipal authority. A copy of the Occupation Certificate must be supplied to the AC for recordkeeping. RULES - DESIGN & AESTHETICS Page 8

9 DESIGN REVIEW COMMITTEE APPLICATION FORM STAND NUMBER OWNER DATE RECEIVED REVIEWED BY DESCRIPTION OF APPLICATION CATEGORY Zoning Coverage Heights Building lines and setbacks Interface with landscape Parking Roof External walls Windows and Doors Gates/Balustrades/Screens Verandas/Patios/Decks Garages/Outbuildings Outdoor/Landscape Site perimeter Other Chimney Swimming pool Signage Interior Paving Plumbing Aerials/Dish Refuse Exterior equipment Stormwater/Rainwater Alternative Energy Electrical Supply External Lighting Noise Privacy Colour Palette Other COMPLIANCE NOT REQUESTED/ INDICATED NOT APPLICABLE FULL PARTIAL NONE Note: Applications and Information not deemed necessary on municipal or architectural plans may be submitted in written format, sketches of photos to be included where applicable. No discussions or decisions on ad-hoc meetings will be accepted unless reduced in writing by the DRC. RULES - DESIGN & AESTHETICS Page 9