HEIDELBERG KLOOF NATURE ESTATE DEVELOPMENT & DESIGN GUIDELINES

Transcription

1 HEIDELBERG KLOOF NATURE ESTATE DEVELOPMENT & DESIGN GUIDELINES

2 1. 1. Introduction The vision of Heidelberg Kloof Nature Estate is to create a unique residential development that is secure and peaceful in a natural, landscaped environment. To achieve this, development & design guidelines was set out by the Aesthetic Architect & Heidelberg Kloof Estate Land Owners Association (HELOA), which are not aimed to restrict development but create a unique and cohesive character in harmony with the environment. All developments must comply with the development & design guidelines and it is compulsory that all designs be submitted to the Aesthetic Architect & HELOA for the plan approval process before any building work may commence. The Aesthetic Architects & HELOA shall at all times take into consideration the individual owner s requirement while ensuring the natural landscapes integrity. Developments should therefore be sensitive to the surrounding environment and buildings should blend into the local environment in order to maintain a muted façade. This will be fostered through the use of natural colours in stone, bricks and other specified building materials. Heloa in collaboration with the Aesthetic Architect reserves the right to make adjustments to these development & design guidelines, which in their opinion is necessary to create & guide the development and preserve the integrity & the character of the entire development. 2. Backdrop Heidelberg Kloof Nature Estate is set within the Suikerbosrand and borders on a nature reserve creating a beautiful valley. 3. Location Heidelberg Kloof Nature Estate is located on the outskirts of Heidelberg and is less than a 30 minute drive from Johannesburg. 4. Plan Approval Process 4.1 Buyers must obtain from HELOA, on purchasing of a property copies of the following: A. The Development & Design Guidelines. B. The Memorandum of Incorporation & Management Rules & Regulations. C. Copies of the above should also be in the possession of Building Contractors and Architects and should be signed off by all three parties for every individual construction project.

3 The Development Contribution is payable prior to the commencement of any construction. 4.3 The Material Checklist is binding and any deviation thereof needs to be approved by the Aesthetic Architect & Heloa prior to the implementing of deviations on site. 5. Building Envelope 5.1 Coverage Single Storey: Maximum 50% of site allowed Double Storey: Ground Floor -Maximum 50% of site allowed. First Floor - Maximum 70% of Ground floor allowed. 5.2 Maximum Height No portion of the building will be more than 10m above the point of the natural surface of the ground, vertically below it. This 10m line to be indicated on all sections and elevations The natural ground levels are considered as the levels documented on the existing contour survey and indicated on the individual property diagrams for each erf Basement floors are not considered as an additional floor of a double storey house Subject to SANS & HELOA. 5.3 Minimum Dwellings per Erf One (except if otherwise indicated). 5.4 Minimum Size The residential house, excluding the garage & outbuildings will not be less than 250sqm. 5.5 Floor Space Ratio The floor space ratio shall not exceed Building lines The diagram lines for ervens are as stipulated below unless otherwise indicated on the title deed diagram Single Storey Dwellings: a) Street Boundaries 5.0m b) Side Boundaries 2.5m c) Back Boundaries 3.0m

4 Double Storey Dwellings (First Floor): a) Street Boundary 7.0m b) Side Boundaries 3.75m c) Back Boundaries 3.00m Park Boundaries: a) Park Boundaries 3.0m 5.7 Building Line Relaxations Permission must be obtained for all building relaxations and submitted to the Aesthetic Architect, HELOA & the Local Municipal Authority If an erf has two park or street boundaries an application may be made for a partial relaxation of the Building lines. 5.8 Orientation Living areas and bedrooms are to be orientated in a Northern direction as stipulated by SANS Design Guidelines Architecture is about creating positive and negative spaces with design elements. The correct applications of the design elements are crucial. Design elements are: a) Forms b) Space & Volume c) Rhythm d) Proportions e) Scale f) Articulation 6.1 Form Plan forms are to be composed of single or a series of rectangular major plan forms with are connected to each other and articulated with a minor plan. No major plan form will be allowed to stand alone and must be articulated with minor forms. Minor forms must be a maximum of one third of the major form and may extrude or intrude the major form.

5 Major Plan Forms: Major plan forms must be limited to a maximum length of 12m and width of 8m Major plan form elements should respond to the topography of the site and level changes are encouraged on sloping sites Minor Plan Forms: Minor plan forms should always be a minimum of 170mm lower than a major plan form Minor plan forms consist of: a) Patios b) Concrete Roofs c) Lean To (are not permitted by Heidelberg Kloof Nature Estate) 6.2 Space & Volume Forms are created by walls and roofs with openings.this is referred to as space. Space is created within the forms by creating volume as well as positive and negative spaces. Minor plan forms are utilized to reduce the volume scale of Major plan forms by breaking the major form up into more livable spaces Wall Heights All Walls must be indicated on the site development plan for approval by the Aesthetic Architect & HELOA Garden Walls To create privacy natural plants, screen walls or wooden screening within the building lines as approved by Aesthetic Architects & HELOA may be utilized Boundary Walls No boundary walls will be permitted.

6 Screen Walls a) Screen walls may be used over a limited distance to screen kitchen yards or private pool areas. The maximum height of these screen walls may not exceed 1.8 m. b) Yard / Screen walls must compliment the materials of the major plan form. c) Screen walls are to be within building lines. Consent for building line relaxation may be submitted to Aesthetic Architect & HELOA for consideration Retaining Walls a) Drawings of a Registered Engineer are to be submitted for all retaining walls to the Aesthetic Architect, HELOA & Local Municipality for approval. b) The Drawings of the Registered Engineer are to be submitted for storm water reticulation as per SANS General Heights The minimum wall plate height for a single storey portion of a building must be according to SANS Roofs Roofs are an integrated part of any design and assists with creating the space & volume of a design General: Rooflines should vary in height and setback to reduce the apparent scale of the building and minimize it s overall visual impact on the environment A 600mm minimum overhang must be applied Fascia s MUST be: a) Hardwood painted or stained to match roof colour. b) Fiber Cement painted or stained to match roof colour. c) Verge Tiles to match the roof colour. d) Chroma deck to match the roof colour All roofs need to be bat proof Roof Forms The following roof forms are encouraged on major plan forms: a) Double Pitched Roof. b) Gable Roof. c) Hip Roof. d) Dutch Roof.

7 Roof Pitch: Major Plan Forms utilizing Profiled Concrete roof tiles need to have a pitch between 30 and 45 degrees Minor Plan Forms utilizing Chromadeck Corrugated Roof sheeting needs to have a pitch not less than 7 degrees Minor Plan Forms Concrete Roofs are encouraged Concrete Roofs: Flat Concrete roofs may only be used on minor plan forms to connect major plan forms Flat Concrete roofs are encouraged on minor forms where it doesn t connect two major forms, however it may not protrude beyond the line of the major plan form Thin flat concrete roofs on Minor Plan Forms will be allowed to extrude if it s not located between two Major forms Linked concrete flat roofs may be used as balconies, provided that they don t overlook neighbouring residential properties All concrete flat roofs will be covered with a minimum of 13mm diameter washed local river pebble or crushed local stone at least 50mm thick Roof Materials: Roof Covering must be: Profiled Concrete Roof Tiles are encouraged. Slate roof Tiles. Chroma deck S Profile Corrugated sheeting Metal Roof sheeting to be single length (No end joints allowed).

8 Roof Covering Colors: The following roof colours may be utilized: (a) Concrete Roofs: Charcoal Black Slate Antique Slate Rustic Terracotta Antique Terracotta Rustic Brown Standard Brown Any other roof color which is viewed appropriate by Aesthetic Architects & Heloa and is approved by them. b) Slate Roofs: Natural dark slate is encouraged c) Chroma deck corrugated sheeting: Natural Dolphin Grey is encouraged Dark Dolphin Charcoal Any other roof colour which is viewed appropriate by Aesthetic Architects & Heloa and is approved by them. d) Colours to be indicates on plans: General If Chroma deck corrugated S profile roof sheeting is utilized for the major form it should also be utilized on the Minor forms If tiles (Concrete or slate) are utilized for the major form the minor forms may be concrete flat roofs between major forms.

9 Gutters Gutters are optional but where gutters are used, Chroma deck Seamless Gutters only will be allowed. Colour to match roof colour and be approved by Aesthetic Architects & Heloa If gutters are not utilized in the design a 1.0m paving needs to be installed around the building as per SANS & Local Authorities regulations Water from downpipes must be contained according to SANS Skylights Skylights in pitched roofs should not be visible from street Skylights are permitted on flat roof concrete sections provided that they are not pyramid or dome type and not be visible from street. 7. External Finishes 7.1 External Finishes Combinations Plaster design Minimum 20% Face brick Minimum 10% Natural Stone Cladding Face Brick design Minimum 20% Plaster Minimum 10% Natural Stone Cladding Natural Stone Cladding needs to be utilized either on the major or the minor plan form Combination and ratio to be shown on plans. 7.2 Wall Finishes Plaster & Paint Only vertical brush texture, in discriminated scratch texture or smooth plaster is allowed Bagging & Paint Face Brick Natural Stone No imitation or manmade stone cladding products are allowed. Light beige to tan coloured sandstone. Elements to be cladded need to be cladded as whole.(i.e if a fire place is cladded the entire chimney must be cladded from the NGL) Cladding samples must be submitted to the Aesthetic Architect & HELOA for approval.

10 EXTERNAL Wall Colours Wall colors should be muted earth tone colours to allow the buildings to blend into the natural environment External walls on an erf may be painted with different shades of a colour with the same undertone No form of Paint technique or other form of decorative painting will be allowed externally No elements are allowed to be highlighted by the use of colour Wall Colour to be approved by Aesthetic Architect & Heloa (Refer to Annexure A Encouraged colours) Sample colours to be painted on portion of wall for approval by Aesthetic Architect and Heloa before the exterior of the house is painted Colours to be indicated on the plans. 7.4 Face brick Samples of face brick colour are to be submitted to Aesthetic Architect & Heloa for approval before construction proceeds. 8. Windows 8.1 Windows and colours are limited to: Anodized Aluminum - Bronze Powder Coated Aluminum Bronze or Charcoal Timber - Unpainted Natural Timber( May only be varnished) 8.2 The window frame colour must be consistent throughout each house. 8.3 Where opaque glass is required, this should be plain frosted glass not patterned. 8.4 No external Burglar bars are permitted. 8.5 Any deviation in colour is to be approved by Aesthetic Architects & Heloa and will be considered in conjunction with the design of the development. 8.6 The privacy of surrounding properties must be taken into consideration regarding windows on the upper floor and it may not overlook habitable rooms of an adjacent property unless they are obscure. 8.7 Materials and colours must be indicated on plans. 9. External Doors 9.1 Doors, doorframes and colours are limited to: Anodized Aluminum - Bronze Powder Coated Aluminum Bronze or Charcoal Timber - Unpainted Natural Timber ( May only be varnished) 9.2 Door and window frame colour must be consistent throughout the exterior of each house. 9.3 No external metal security gates are allowed. 9.4 Materials and colours must me indicated on plans.

11 Gates 10.1 Gates must be steel or hardwood and must limit the visibility into the Court Yard Hardwood must have horizontal patterns only and must be natural timber Masonry Screen walls should be the same finish and colour as the house All gates and handrails must be shown on the site plans and complement the style of the house Refuse bins to be baboon proof. 11. Balconies 11.1 Balconies are to be positioned to face the street or open spaces and not adjacent sites Balcony roofs if applicable must be similar in character with the Major plan form roof Balconies must be rectilinear in plan form The privacy of surrounding properties must be taken into consideration regarding balconies on the upper level and they may not overlook habitable rooms of an adjacent property Balconies facing an adjacent dwelling will be judged on its merit and approval will be at the discretion of the Aesthetic Architects and Heloa. 12. Balustrades 12.1 External Balustrades must be steel, stainless steel, aluminum, glass or timber with a minimum of 1.0m height as per SANS Steel hand railings may only be painted black, charcoal or bronze or as approved by HELOA All retaining walls higher than 1.0m must have a hand railing as per SANS Sample to be approved by Aesthetic Architect & HELOA. 13. Yard 13.1 Kitchens should open into screened yards Kitchen yards must have access to the street and accommodate garbage bins, washing lines & gas containers No generator is allowed in screened yards. 14. Plant & Equipment 14.1 Pool pumps and filtration systems may not be visible from surrounding streets, neighbors or open spaces Pool pumps and filtration systems are to be hidden behind a masonry wall or by landscaping design Position of the pool pump must be indicated on drawings submitted to Aesthetic Architect & Heloa Sewer & Vent pipes must be concealed in ducting (Min 460 x 220mm). Sewer shafts may not extrude from the major or minor plan forms.

12 Solar heating panels if used should be incorporated into the building and form part of the basic structure. The position must be indicated on drawings submitted to Aesthetic Architect, HELOA & Local Municipality TV Aerials, satellite dishes, Air conditioning Units and all piping and other such items must form part of the basic structure and are to be concealed and not be visible from the street. The position of such items must be indicated on the drawings for approval by the Aesthetic architect & Heloa In the case of a flat roof, all geysers must be installed so that they are not visible from the street Only solar geysers, gas geysers and heat pumps may be utilized Water tanks are specified and prescribed and earthy coloured premanufactured tanks may be utilized. The position of the tanks must be indicated on the drawings submitted and must be approved by the aesthetic architect and Heloa Gas installation must be done by a registered specialist. All gas bottles & cages must be located in a secure area not accessible by the public as per SANS Gas certificate to be issued. 15. External Lighting 15.1 The light source to all external lighting must be down shining No external flood lights are permitted No coloured lights are permitted Light fittings are limited to: Anodized Aluminum - Bronze Powder Coated Aluminum Bronze or Charcoal Steel Bronze & Charcoal 16. Swimming Pool 16.1 Pool Safety requirements must be met and comply with SANS and local authority codes Portable pools are not permitted Rectangular shapes are encouraged All swimming pools must be located within the building lines. 17. Landscaping & Storm water 17.1 The re-establishment of the natural landscaping on sidewalks must be undertaken within the integrated Landscape language of Heidelberg Kloof Nature Estate and must be approved by the Landscape Architect of Heloa. The re-establishment of the natural landscaping on sidewalks will be for the owner s account.

13 The landscaping theme of Heidelberg Kloof Nature Estate is to use only indigenous trees and plants No trees, plants or sidewalk lawn may be removed without the permission of the Landscape Architect of Heloa No plants (shrubs, trees, ground cover or lawn) may be planted in the road reserve or any other public area without written permission from Heloa For detailed environment & landscaping specifications, consult the Landscape Architect of HELOA Storm water design to be done on drawings submitted to Aesthetic Architect and Heloa for approval. If necessary the Heloa reserves the right to request a rational storm water design. 18. Driveways 18.1 All driveways must be fully paved Driveway widths to be a maximum of 6000mm on the site boundary or as approved by Aesthetic Architects and Heloa Driveway circulation to be according to SANS and Engineers design Paving sample to be submitted for approval by Aesthetic Architect & HELOA. a) No unbroken cement or concrete will be allowed. 19. Outbuildings 19.1 Outbuildings and additions must match the original building design in style, elevation and material usage No Lean To or steel carports are permitted No caravans, boats or trailers are to be visible from the street and may not be placed in building lines. Separate purpose-built garages are available near the entrance to the estate No pre-fabricated garden sheds or Wendy houses are allowed No shade netting may be used for carports or any other coverage. 20. Energy Efficiency 20.1 All new designs have to adhere to the regulations set in SANS The onus is on every architect or designer to achieve Energy Efficiency in a particular design. The Aesthetic Architect and Heloa has to be informed if any change to the design as a result of energy efficiency requirements set by the Local Municipality following the approval by the Aesthetic Architect and Heloa, regardless of the scale of the changes or amendments The Aesthetic Architect and Heloa will make comments where appropriate, but will not review designs based on their energy efficiency. Applicants should be familiar with the regulations before submitting to both the Building Committee and the Local Municipality.

14 All residential dwellings shall be equipped with the following energy saving equipment/ materials: a) Enviro Tuff or similar under tile insulation. b) Isotherm, Think pink or similar insulation on ceilings. c) Ceiling boards with a minimum thickness of 9.6mm. d) Gas Stoves. e) Solar water geysers as approved by HELOA. f) Timer switches on electrical geysers to be set as determined by HELOA. g) Energy Saving Bulbs. 21. Building Plans 21.1 All plans must be prepared by a registered architect or approved practicing architectural technologist All plans must be submitted to the Offices of the Aesthetic Architect, 7 business days prior to a building committee meeting. If drawings are not received 7 business days prior to the building committee meeting the drawings will be carried over to the next building committee meeting. The dates of all building committee meeting are available from the offices of Heloa Only after approval of the building plans by the Aesthetic Architect and Heloa, drawings may be submitted to the Local Municipality for approval Once the drawings has been approved by the local municipality a set of the approved drawings needs to be submitted to the offices of Heloa Please note that no building work may commence until the approved municipal drawings has been handed in at the office of Heloa If there are any deviations from the drawings which was approved by the Aesthetic architect, Heloa and the Municipality, these deviations need to be submitted to the Aesthetic Architect and Heloa for approval before construction thereof is permitted All plans necessary for the approval by the local municipality must be submitted together with an extra rendered paper copy to be kept for record purposes by the Heloa and two additional copies for the owner/contractor. Plan approval fees payable to the Local Municipality for the building, is for the owner s account A registered land surveyor must be appointed by the owner of the erf to plot the development on the site and must sign off that the development was set out correctly according to the approved drawings prior to the commencement of any construction work. The following further applies: Site Boundaries and site pegs. The foundations should be pegged by him according to the approved plan. On Floor Height, the project should be pegged again according to the approved plan.

15 The owner will also need his registered land surveyor to measure the development again when construction is completed and confirm that the dwelling was correctly built on site as per approved drawings before occupation can be considered. 22. Building Plan Design Submissions The following documentation needs to accompany the submission of the building plan. If the documentation is outstanding the drawings will not be considered for scrutiny: Plan Approval Application form. Proof of Payment of Plan Approval Fees to Aesthetic Architect. SACAP Registration Number. Sample sheet including manufacturer's samples and brochure colour codes. Drawings as set out in each stage. Builders/Contractors deposit R per individual project. Development and rehabilitation fee R , payable by the owner Design Approval process Design approval will be in (4) stages: Stage1: Conceptual, detailed design submission and evaluation by the aesthetic Architect & Building Committee: o Submit plans to Aesthetic Architect. o Feedback to client and architect of client. Stage2: Detailed design submission for Municipal approval. o Submit plans to Aesthetic Architect & HELOA. a) If Approved by the Aesthetic Architect & Building Committee, the plans can be submitted to the Local Municipality. b) If not approved by the Aesthetic Architect & Building Committee, feedback to client and Architect of client will be provided. c) Second submission to Aesthetic Architect& Building Committee. d) If Approved by the Aesthetic Architect & Building Committee, the plans can be submitted to the Local Municipality. e) If not approved, feedback will be provided to the client and architect of client. f) Third submission to Aesthetic Architect, additional Approval Fee payable. Stage3: As Built Plans to be approved by HELOA and the Local Municipality. Stage 4: Final inspections and grant of certificates of occupation Plan Approval Fees Aesthetic Architect VDM Architects, Tel: , 6 Bosbok Street, Heidelberg, 1438.

16 Contact between 8h00 and 13h00 on 15. Current Fees: Plan approval R AS BUILT PLAN - R Changes R500 Second Final Inspection R 500 Third and Fourth submissions R 500 All fees are payable to Aesthetic Architect Proof of payments to be faxed to or ed to vdmarc@lantic.net including name and stand no. as reference Design Requirements for Stage The following information must be provided on the drawings submitted for stage 1 Stand number; Water connection; Sewer connection; Electricity connection; Boundary walls; Placing of al buildings; Contours; North point; Side boundary dimensions; Building lines; Servitudes where applicable; Existing trees and vegetation; The position of service areas; Open garden space; Terraces; Distances from boundaries and adjoining structures; Overlooking of neighbour s properties and neighbouring site numbers; Proposed vehicular circulations; Entrance(s) to the site ; Driveway width. Refuse collection and parking; Storm water drainage; Design Retaining walls; Floor plans that indicate the use and size of the rooms; 4 Elevations indicating the treatment of the building exterior, including colours of roofs, walls, gutters and fascias. Cut and fill must be shown (if applicable). Sections (If double storey a section through the staircase needs to be done). Site plan. Ducts. Gutters and downpipes. Water tanks. Solar panels, satellite dishes, air conditioning units. Aprons. 10 m height restriction. Percentages of materials used: cladding, plaster and face brick.

17 16. - Approved sketch plans must be converted into working drawings for submission at the next stage. - Recommendations or requested minor changes must be corrected on the working drawings for the next stage. - Rejected concepts the architect/technologist will have to submit a new concept for approval. This stage is to prevent dramatic alterations from conceptual to final stages Drawing Format Drawing format is strictly on uniform A1 Sheets All working drawings to be submitted to proper scale. 23. Building Process 23.1 No construction will be allowed until the drawings approved by the Aesthetic Architect, Heloa and the Local Municipality has been submitted at the Offices of Heloa. The contractor needs to pick up a set of the latest Design & Development Guidelines from the office of Heloa before starting with construction on site and must familiarize himself with the guidelines A building performance deposit of R (Ten Thousand Rand) per site will be held in trust (interest free) by HELOA. No building activity will be allowed if the deposit is unpaid or depleted. The Development and rehabilitation fee of R (Sixty Thousand rand) is payable to HELOA by the owner before commencement of construction The deposit amount of R will be used for fines in case of a breach or non-performance to remove rubble or make good any damage caused by the contactor or his sub-contractors or suppliers, including kerbing, landscaping, community services, roads, irrigation etc. and for any other outstanding fines The building performance deposit shall be released subject to the submission to the aesthetics committee of a Local Municipality s Certificate of completion and occupancy and shall only be refunded within 14 days once all the above documents have correctly been completed and submitted. The HELOA is not to release the deposit without the approval, stamp and signature of the aesthetics committee The HELOA reserves the right to disconnect or refuse electricity supply where an occupation certificate by the aesthetics committee has not been issued During the construction period inspections will be done by representatives of HELOA and if any noncompliance is recorded, building work will be stopped with immediate effect If any deviations are noted which had not been approved by the Aesthetic Architect and Heloa prior to construction thereof, penalty fees will be enforced and the owner will be liable for these penalty fees. The penalty fees will need to be settled prior to the occupation inspection being requested As Built Drawings need to be submitted and approved by the Aesthetic Architect, Heloa and the Local Municipality prior to the owner obtaining occupation of the development.

18 The site fencing needs to be in place as per specifications of Heloa until practical completion. At practical completion the fencing may be removed to allow the contractor to complete the landscaping, paving and final cleaning of the site. All landscaping, paving and site cleaning need to be completed before occupation can be considered by HELOA All certificates need to be delivered to the offices of Heloa 3 days prior to the occupation inspection scheduled with Heloa Occupation inspections need to be arranged with the Aesthetic Architect & Heloa, 7 business days prior to the date inspection is required Occupation certificates need to be obtained from both HELOA & the Local Municipality prior to occupation of property No owner will be allowed to occupy his/her house without the Occupation certificate from HELOA subject to the penalty clause 18.1 to 18.2 according to the Memorandum of Incorporation and Management Rules and Regulations. 24. EXTERNAL CHANGES TO EXISTING DWELLINGS (ALTERATIONS/RENOVATIONS/ADDITIONS): 24.1 Structural: These may only be done after written application to the Building Committee, which will evaluate the request and confirm a process No changes to existing structures will be allowed without the consent of Heloa Added/fitted elements (Security gates/gutters/down pipes/airconditioning /satellites/tv aerials/lightning/piping/ducting/water tanks): These may only be done after written approval from Heloa, and must comply with the Heidelberg Kloof Development and Design Guidelines. Any deviations will have to be removed and/ or rectified for the account of the owner. On signing of the document the rules will be binding and will be enforced by HELOA... Erf No Owner Architect Date Date.. Builder Date

19