SPECIFICATIONS DRAFT - MORCELLEMENT AT SOUILLAC

Transcription

1 SPECIFICATIONS DRAFT - MORCELLEMENT AT SOUILLAC PLANNING CONTROLS Density No more than one house will be allowed per plot Plot coverage 45% maximum % Plot coverage = area of building on Ground Floor (including walls) x 100 Area of plot The calculation of areas shall include verandas, garages and kiosks/stores etc., all measured to the external walls. Roof overhangs are excluded. Swimming pools are excluded. It is to be noted that verandas open on 3 sides will count only as 50% of its actual area. Where an owner uses the maximum plot ratio of 45% on the ground floor, he will only be permitted a maximum of 50% of that area on the 1 st floor. Where he uses a 40% plot ratio on the ground, he can build 60% of that area on the first floor, i.e. a pro-rata ratio of ground to first floor area will be adopted, for example if: Ground floor (Plot Ratio) 45% 50% 40% 60% 30% or less 70% First Floor (% of plot ratio area) it is recommended that houses are bigger on the ground floor and smaller on the top floor, i.e. 100% ratios of ground floor and first floor (i.e. ground = first) will not be accepted. Minimum distance of building to road reserve boundaries: 3.0m (to edge of wall excluding roof overhang) following the curvature of the road. It is recommended that buildings including garages, kiosks & stores etc. be pushed back from the road as much as possible. - Minimum distance of building to side boundaries: 2.0m (to edge of wall including roof overhang). A minimum of 1.5m to side boundaries is required for roof overhangs. Minimum distance of building to back boundary: 2.0m (to edge of wall excluding roof overhang). Clauses 1.c), d and e inclusive apply to garages as well. Building heights: Height of roofs Maximum apex height of sloping roof only: 7.5m from local ground level 1

2 Privacy Maximum eaves height: 5.5m from local ground level Maximum height of flat roof: 6m from local ground level Building heights to be worked out as follows: datum level in all cases for finished floor slabs to be no more than 500mm above the mean level between the highest and the lowest level of the plot. Roadside reserves are as per detailed road design already agreed. A special effort is recommended in the design of buildings to tackle privacy problems, visual as well as audible. Overlooking is not permitted. Openings should be positioned in such a way so that overlooking is eliminated. Main openings must be located at the front and back of houses and only small and essential ventilation windows positioned to sidewalls at first floor level. Building plans, including openings designs, will be also subject to approval. ARCHITECTURAL CONTROLS Main Roofs Metal sheet roofing on timber structure or concrete structure. Wood shingles on timber or concrete structure. Flat concrete roof to a maximum of 40%of ground floor area. This is permissible only if no flat edge is visible, i.e., flat concrete roofs shall have a sloping canopy to cover the edges, or have a 1.0m high parapets with 1.0m deep concrete canopy along full length of flat roofs. - Colour Painted Shingles: Colour Ref. Jaune Sahel (RAL 1014) Bleu d Orage (RAL 5014) Gris Pierre (RAL 9002) Roof pitches Pre-painted Metal Sheeting: Colour Ref. : Jaune Sahel (RAL 1014) Bleu d Orage (RAL 5014) Gris Pierre (RAL 9002) Not less than 20 0, not more than 35 0 for main roofs and between 10 0 and 15 0 for canopy roofs. Note that soffits at eaves to be no less than 600mm and at gables 300mm. Note: No roof tiles (concrete or otherwise) will be permitted throughout the development. 2

3 Verandas It is recommended to have verandas generally and they shall have at least two open sides. The structure should be in timber or concrete. Timber posts to be fixed with galvanised metal shoes on a small concrete base. Timber posts should be preferably left natural/varnished. Painting of timber is permitted in the approved colours only. Colour (P Permoglaze ; M Mauvilac) P White; M - White Concrete columns are to be of standard approved designs only. Who is going to approve that? A minimum pitch of 15 0 slope will apply to verandas only. External Walls Openings Approved materials: Block work with smooth or crushed Tyrolean render. Block work lined externally with stonework; stonework to have dry joints. Stones stuck haphazard manner on rendered surfaces will not be accepted. Timber weatherboarding: natural or painted (see accepted colour chart). Colour (P Permoglaze ; M Mauvilac) P Moonwhite (Ref ); M Marble Mist (2911P) P Peaceful Yellow (Ref. 8004)-1; M Warm Olive (2925P) P Weathered Wood (Ref ); M Polar Bear (2912P) P Elephant (Ref ); M Baked Clay (2914T) Large unbroken walls surfaces will not be accepted. This is necessary in order to breakdown the scale of buildings. Walls shall have no mock coining/texturing/stucco patterns. Openings designs: Openings generally to be square or rectangle Timber: natural varnished or painted (to approved colours only) PVC: white or timber grain colour. Powder coated aluminium: White, Anthracite, Gris Desert 3

4 Balustrades Galvanised metal windows: to approved colours only. Burglar bars: all to be internal only and simple in design Shutters: where shutters are used these should be in aluminium or PVC: colour as specified for openings above or timber natural/varnished or painted to colours: Canopies: overhangs to openings must be simple in design. Balustrades must be simple in design and subject to approval. Timber in natural or or painted to approved colours. Galvanised and wrought iron painted colours white, dark grey or black. Pergolas P Black; M Black P Surveillance de Nuit (Ref ); M Lava Store (2924C) Timber posts and timber pergola. Colour: natural or painted to approved colours listed below. Wrought iron to approved design and colour. Precast elements and timber imitations shall not be permitted. Blinds / Screens Natural timber or painted to approved colours 4

5 Gutters P White; M Whit Natural raffia blinds permitted. Aluminium shall be permitted provided that it is a matching colour choice to the openings (White, Anthracite, Gris Desert). Approved material PVC or Aluminium. PVC white. Aluminium to same colours as metal sheetings Colour Ref: Jaune Sahel (RAL 1014)Bleu d Orage (RAL 5014) Gris Pierre (RAL 9002) and additionally to approved colours: Colour (P Permoglaze ; M Mauvilac) Electricity The mains from the roadside to the building shall be underground according to CEB specifications. No overhead wires shall be permitted. It is recommended that the electric meters be positioned within the roadside boundary wall. In this case, each meter shall have standard access hatch as per detail provided. Telephone Wires from the roadside to the building shall be underground. Refuse All refuses to be in individual bins on wheels. EXTERNAL STRUCTURES The following external structures may be allowed: garage/carport/garden store are subject to same design criteria as the house. LANDSCAPING Owners to plant and maintain a minimum of one major tree per 80m 2 of garden. It is strongly recommended to grow foliage along all boundary walls. 5

6 Boundary walls Gates Height Boundary wall/fencing shall be of a maximum height of 1800mm 2000mm. Piers only can be higher. Material Front walls along main roads - stonewall with dry joints or low stone wall with timber palisade to top, block wall Intermediate/dividing boundary walls/fences: green chain link fencing on timber rondins or green painted galvanised posts or low stonewall with chain link or timber palisade. Gates must be simple in design ALL ROADS AND FOOTPATHS Within the development are to be maintained clean and free of building materials. No concrete mixing on the road / footpath surface will be allowed. 6