ZIMBALI GOLF ESTATE ARCHITECTURAL LANGUAGE AND LANDSCAPING CODE

Transcription

1 ZIMBALI GOLF ESTATE ARCHITECTURAL LANGUAGE AND LANDSCAPING CODE

2 SCHEDULE OF CONTENTS PAGE 1. INTRODUCTION 3 2. BACKGROUND TO CODE 3 3. GENERAL CODE General Forms and Construction Roofs External Walls Windows and Doors Verandahs and Decks etc Awnings Garages and Carports Swimming Pools TV Antennae, Telephones and Reception Devices Roof Fixtures Landscaping Elements 8 4. ARCHITECTURAL AND LANDSCAPE REVIEW PROCESS THE DRAWING SUBMISSION PROCEDURE OWNER BUILDER PRICING PROCEDURES CONSTRUCTION COST SUNDRIES CONSTRUCTION DEVELOPER 14 2

3 1. INTRODUCTION 1.1 The purpose for the Architectural Language and Landscaping code is to create an harmonious built environment that will be sympathetic to the existing natural beauty of Zimbali. 1.2 The Architectural and Landscape Review Committee (Review Committee) comprising professional architects, an environmentalist, engineer, local authority officials and ZEMA has, therefore, drawn up the following broad code to assist all property owners with the preparation of their plans. Each submission will be assessed on its merits in the overall context of the Zimbali Golf Estate and the Zimbali Town Planning Scheme. 1.3 For this purpose the Zimbali Estate Management Association (ZEMA) constitution requires all property owners to submit building plans and landscaping proposals, including all alterations and or amendments, for approval, prior to them being submitted to the Local Authority. 1.4 Only architects registered with the South African Council for the Architectural Profession (SACAP) may submit drawings for development within Zimbali Coastal Resort, and all Engineers must be registered with the Engineering Council of South Africa (ECSA) 2. BACKGROUND TO CODE 2.1 The Zimbali Golf Estate forms part of Zimbali Coastal Resort and shares a unified common architectural theme with the Coastal Forest Estate through the use of similar materials, colours, textures and a dominant roof theme. 2.2 Analysis of the site, the coastal dune forest, proximity to the sea, prevailing winds and the objective to ensure a sense of harmony within the Estate have identified the following design criteria: Dominance of nature and the re-establishment of the Coastal Forest Integrated internal and external living spaces Verandahs, decks and terraces Limited range of natural materials Selected colour range Dominant roof form with large overhangs and top storey to be accommodated in the roof space Chimneys and/or dormers Large areas of windows and doors Expression of a plinth or base. Screening of large windows and doors required. 2.3 It is important that the street elevation avoids the suburban residential image and greater emphasis should be given to retaining the natural character of the Estate, maintaining views, and eliminating all fencing. 2.4 The general code are applicable to all areas of Zimbali Coastal Resort whilst specific code have been included for the Golf Estate as applicable. 3. GENERAL CODE APPLICABLE TO ALL AREAS OF THE ZIMBALI COASTAL RESORT The light and airy character of sub-tropical architecture blended with simplicity and rich earthen materials of Africa form the basis of Zimbali s architectural language and code. It is characterised by its free-flowing organic plan shape, integrating the internal and external living spaces, changes in levels, dominant roof forms with large overhangs, large areas of windows and doors, expression of a plinth or base and raised verandahs and decks. 3.1 General Forms and Construction 3

4 General materials Cement bricks Clinker bricks where visible externally Washing lines visible from outside the footprint area Multi-coloured electric light bulbs Concrete balustrades Bricks as specified under 4.3 external walls plantable, raked retaining walls Stone finishes Boardwalks over sensitive areas of the site General Temporary structures Toolsheds and wendy houses Post boxes other than ZEMA model Terracing and platforming on steep slopes Service areas in view from the street or public open spaces Piers and Piles on steep slopes Structures to comply with the National Building Regulations Buildings broken up in plan form and massing Courtyard Site coverage as per Town Planning Scheme The absolute size of any residential house is restricted to 500m 2, and should a building exceed 450m 2 in bulk, ZEMA will have the right to impose special architectural controls to minimise the bulking of the building. 3.2 Roofs An materials other than those Natural clay terracotta roof tiles of one even tone. permitted under general inclusions PVC Colour All colours except terracotta Terracotta Rainwater goods sympathetic to wall colour All roof pitches other than under general inclusions Flat roofs Domed or semi-circular vaulted roofs Mono-pitched roofs 2 Roof pitches between 45 and 15 and used together to create a harmonious relationship Dormer windows Large overhangs (minimum 750mm) Gutters Upper storeys accommodated in the roof Chimney s Roof must use two roof pitches Flat roofs as a linking element only Planted roof where a major part of eth roof touches natural ground. 3.3 External Walls Rough ornate plaster finishes Ornate mouldings Highly reflective surfaces Smooth textured plaster and paint Plastered and painted bands Stone (within the overall colour range below 4

5 Colour Any colour other than those permitted under general inclusions Paint Colours from: Plascon reference (or similar approved and within the same tonal values as approved by ZEMA. Gables which exceed 25% of the total elevation area Plastered window and door reveals 3.4 Windows and Doors Pressed metal doors Large glazed pane or cottage pane windows Winblocks Hardwoods or aluminium Tinted reflective glass Natural stone Artificial concrete stone clading Colour White internal shutters Complimentary curtaining, blinds and shutters Any other colour other than under Natural coloured hardwood General inclusions Anodising or epoxying coating to match hardwood - dark bronze or dark brown to match hardwood only External burglar bars Hinged or sliding shutters Plaster bands and reveals to windows and doors Internal screens to be in harmony with the external appearance 3.5 Verandahs and Decks etc. Decorative metal Timber Terraces finished with quarry tiles/harmonious colour tile to match house colour Colours Primary colours or any other than those under general inclusions Consistent with the main structure natural timber as specified Quarry tiles natural terracotta Excessive ornamentation Deep overhangs Architecturally the structure must be designed to have visual weight and complimentary to the house. Balustrades to ZEMA design 3.6 Awnings Fibreglass sheeting Metal Shadecloth Colour 5

6 Any primary colour Complimentary to main structure 3.7 Garages and Carports Precast concrete Fibreglass roof sheeting Metal doors Fiberglass Construction to match the main structure Doors - timber raised panels - Horizontally slatted Unpainted timber doors Colour To match the main structure Doors to match timber of windows and other timber doors etc. Doors not fully visible from the road Attached to main structure where practical Garages These should be designed with same material and site criteria as house. Where practical these should be attached garages, unless the individual site conditions are extremely onerous. Garage doors should not be visible from the road. Carports These should be designed as per garage and must appear as a substantive and integral part of house and not an appendage. 3.8 Swimming Pools Portable pools (all types) Permanent construction Pool surround to match general paving Pump visible from road Freestanding pump houses Located within the demarcated footprint only Owner to provide a letter indemnifying the Kwadukuza Municipality and ZEMA against any claim arising related to the use of the pool and fencing may be omitted NOTE: It is recommended that Geotechnical advice be obtained re: specific site and soil conditions prior to commencing any design or construction work. 3.9 TV Antennae, Telephones and Reception Devices All exposed fitments Provision has been made for underground connection re: the following: Telkom SA Satellite dishes will be permitted where they can be located so as not to be readily visible from the roads and adjoining sites and where the tree canopy is not disturbed by so doing. 6

7 Terrestrial aerials provided the positioning has been approved by ZEMA Roof Fixtures Reflective materials * Solar panels - to be designed as an integral part of the structure - non-reflective - no visual disturbance Colour Protruding above height restriction level 3.11 Landscaping Elements Paving Concrete surfaces not covered with tiles or paving Paving beyond the footprint areas Access beyond the footprint areas Boundary Enclosures/Screen Walls Concrete panels Wire Barbed or razor wire Fencing of lots Outside footprint areas Artificial stone cladding To match main structure To compliment the main structure NOTE: Height restrictions per village / phase may have been introduced. Roof Lights Roof lights are to be designed as an integral part of the roof and not an aperture. Natural clear glass or synthetic alternative with timber or aluminium structure/framing of an appropriate design is allowed (light timber or aluminium frame sections only). Sun reflection from skylight it to be minimised and indicated on drawings with plan submission. * Exposed aggregated concrete [grey/black] * Concrete cobble pavers * Clay pavers * Timber decks * Grass blocks * Sleepers * Quarry tiles Shared driveways to have same finish * To match main structure (kitchen yards etc) * Timber post and rail * Screen planting * Gabions * Drystack walling * Stone clad walling Planting All plant material not on approved schedule Plant material as per approved schedule of planting palettes to be incorporated into the areas between adjoining lots, non-footprint areas 7

8 Accessories Noise and extract air from all plant machinery must not disturb neighbours or the natural environment. abutting the road reserve and the golf course zones These consist of: mechanical equipment, electrical equipment, kitchen apparatus, sunscreening, garden walling, roof lights, decorative elements, gates, site and building lighting. No exposed elements will be permitted. Free standing tool sheds, wendy houses, animal shelters are not permitted. Mechanical Equipment Consists of air-conditioning plant, ducting, units any air extraction systems or elements, water filtration and pumping equipment. Air-conditioning All elements must be screened from view from all sides with an element which compliments the house design. Methods are given. Air extraction systems These include chimneys, braaivleis extracts, kitchen extracts, bathroom and any other extract must be in sympathy with the overall design and a list of criteria are given. Filtration and pumping systems As per air-conditioning. Electrical Equipment These consist of radio, television reception elements, alarm systems. The system and all elements are to be designed as integrated elements of the building and are to compliment the design. Kitchen Apparatus All kitchen, laundry yard apparatus (washing line/bins) are to be screened from view from all residences, roads and paths. Sunscreening These consist of awnings and pergolas. Awnings These are to be functional, not decorative and to be designed to compliment the design. Various acceptable materials, forms and structural systems are listed. Pergolas Designed as an integral part of house. Various acceptable materials, forms and structures are listed Site Lighting All lighting should be unobtrusive and not disturb neighbours, traffic and pedestrians. The fittings should complement the house and be an integral part of the design and to be approved by ZEMA. 8

9 Use of appropriate Estate street furniture for site lighting is required. A list of detail design criteria is provided Alarms Audible alarms Non-audible alarms linked to security control center and response unit from previous page 4. ARCHITECTURAL AND LANDSCAPE REVIEW PROCESS 4.1 Only architects registered with the South African Council for the Architectural Profession (SACAP) may submit drawings for development within Zimbali Coastal Resort, and all Engineers must be registered with the Engineering Council of South Africa (ECSA) 4.2 Architects and Landscape Architects may obtain all documentation and plans relevant to the site from The Estate Manager of ZEMA. 4.3 This document is considered supplementary to the National Building Regulations (N.B.R.) and cannot take precedence should any provision of this document be regarded as contrary to the N.B.R. Any variance to the N.B.R. or any other statutory requirements must be brought to the attention of ZEMA. 4.4 This document is considered supplementary to the Local Authority requirements and cannot take precedence should any provision of this document be regarded as contrary to the Local Authority requirements, then the Local Authority requirements shall prevail. Any application for waivers of Local Authority requirements should meet first with the approval of ZEMA. 4.5 On approval, five paper sets of drawings will be stamped with a ZEMA Approved stamp, four paper sets will be returned to the Owner for submission to Kwadukuza Municipality and one coloured paper set will be retained by ZEMA for their records. 4.6 The Local Authority will not scrutinise any plans without the ZEMA Approved stamp. 4.7 The Review Architects act in an advisory capacity only, and all comments are at the discretion of ZEMA. To this extent each design will be treated on its own merits. 4.8 Proposed tender list to be submitted to ZEMA prior to issue to tenderers. (allow 14 days). By approving the tender list, ZEMA in no way accepts responsibility for the contractor and the contract remains firmly between the client and the contractor. All contractors will be obliged to sign a copy of the Contractors Protocol prior to any work commencing on site. 4.9 Notify ZEMA of tender award and the contract sum 5. THE DRAWING SUBMISSION PROCEDURE STEP 1 INITIAL MEETING STEP 2 SKETCH DESIGN - BUILDING AND LANDSCAPE STEP 3 LOCAL AUTHORITY PLANS APPROVAL 5.1 Step 1 INITIAL MEETING The ZEMA Review Committee to be attended by both the architect and lot purchaser/owner, prior to the preparation of any designs. Conceptual meeting for all the parties to understand each other s needs. 9

10 5.1.2 The Architect should check the Development Design Code and Development Control criteria relevant to the particular site. 5.2 Step 2 SUBMISSION OF SKETCH PLANS Drawings to be in sufficient detail for the committee to understand the overall and detailed concepts The sketch plans should consist of: i. One coloured copy of the drawings to show elevation plans and site plan to scale 1:100. ii. On second submission of plans drawings to scale 1:50 are required together with diagrams of proposed doors, windows and all external finishes iii. iv. All materials on exterior to be identified. A landscape layout giving details of drainage and structural planting. The ZEMA environmental consultant will advise owners on the conservation theme to be included into individual garden footprints prior to submission. The Environmental Consultant can be contacted through the ZEMA Offices. 5.3 Step 3 SUBMISSION OF FINAL WORKING DRAWING Drawings for stamping and approval by ZEMA prior to submission to the Kwadukuza Municipality, shall be submitted to THE BUILDING CONTROL MANAGER Zimbali Estate Management Association (ZEMA) P O Box 1 ZIMBALI COASTAL RESORT Working drawings and structural garden layout plans must be submitted to the ZEMA together with a non-refundable, as per the current tariff of changes, available on request from ZEMA NOTE: No building work may commence without the approval of the ZEMA and the Kwadukuza Municipality. 6. OWNER - BUILDER An owner-builder who is registered with the Master Builders Association and NHBRC and with an acceptable construction record will be considered to construct his own house. The references of prior building contracts must be given and he will not be allowed to negotiate any further work on the Estate without ZEMA approval. 7 PRICING PROCEDURES 7.1 Generally prices should be obtained from detailed approved sketch plans and a specification or from final drawing and specification. Every effort should be made not to obtain budget prices from preliminary drawings, as these are misleading and contractors often allow for extra costs where details are insufficient. House prices received using this method in the past has proved to be misleading. The following are acceptable methods of obtaining prices from the contractors: 7.2 Negotiation Where a purchaser has been recommended or knows the contractor, he may enter into direct negotiation with the contractor. This is generally a sound practice as you are then assured of using the contractor of your choice and are in a position to structure the price according to your available funds through negotiation Open Tender 10

11 Drawings together with a specification or Bill of Quantities are packaged together, normally by the architect and all approved contractors are briefed on the contract together and a date is set for the return of the prices. Once the prices are received, they are opened simultaneously and the prices are disclosed to all. It is usual for the lowest price to be accepted, but if there is a large discrepancy between the first two prices, the client may accept the second price There are certain disadvantages to this procedure. The client may be required to use a contractor that is unknown to him and probably the most serious disadvantage is that the contractors have cut their price to the bone to attain the work and make up their profit through any extras requested by the client Invited Tender This is similar to the open tender procedure with the advantage that only selected contractors are allowed to price. In concluding, we strongly advise that once a price has been received through the tender procedure and is outside the budget of the client, that the client re-looks at the design and specification and retenders with the selected contractors, or negotiates with the lowest tenderer. To work outside these parameters in the above situation is in conflict with the rules and regulations of the Master Builders Association. 8. CONSTRUCTION COST SUNDRIES 8.1 The price from the contractors does not normally include the following, and allowances must be made for: Electrical connection fee and deposit. The latest fees for this connection are available on request from the Kwa-dukuza Municipality on the telephone number Water connection fee and deposit. The latest fees for this connection are available on request from Siza Water on the telephone number Sewer connection. There is normally a charge if the site connection provided is utilised. 9. CONSTRUCTION 9.1 During the construction phase, the ZEMA Building Control Manager will monitor the quality of construction and site cleanliness to ensure that the standards are maintained on the Estate. He is not responsible for the individual quality control of the houses. The Building Control Manager is available to advise and help people where necessary. Once the house is ready for occupation, the owner should pass on the following information to ZEMA: Numbers of your water and electrical meters 10. DEVELOPER Tongaat Hulett Developments Development Director: K Forbes Developer Executive Manager: W.A.V Purves P O Box GLENASHLEY 4022 Tel Fax

12 ZEMA P O Box 1 Zimbali Coastal Resort 4422 Tel Fax