ARCHITECTURAL GUIDELINES

Transcription

1 ARCHITECTURAL GUIDELINES 74

2 INDEX. Page 1. Introduction to the Aesthetic Concept of Brightside Estate Architect Approval of Plans Approval from Local Authority Estate Master Plan 79 a. Diagram A Estate Master Plan 79 b. Stand Numbers and associated Portion Numbers Building Circle Concept 81 c. Diagram B Building Circle within Stand Height restrictions 82 d. Diagram C Elevated / Fringe Stands 82 e. Diagram D Height Restriction 82 f. Diagram E Height Restriction Maintenance General Restrictions Density House Size Security Stand Boundaries, Fences and Building Lines 85 g. Diagram F Proposed Fence Lines Treatment of Storm Water Yard Walls Landscaping Gutters Swimming Pools Lighting Extra Fittings Low Carbon and Green Approach to Building Solar Panels Exemptions 89 75

3 1. INTRODUCTION TO THE AESTHETIC CONCEPT OF BRIGHTSIDE 1.1 The Architectural Language of Brightside allows members to design their own houses subject to very few restrictions. It is the Brightside Home Owners Association (BHOA) intention that the architecture blends into its surroundings and that the natural veld flora and indigenous trees will harmoniously blend into a garden suburb. To this end these guidelines prescribe the use of earthy tones and textures and essentially outline restrictions in the envelope of planned houses, control heights, limit the extent of the building within building circles, prescribe the scope of boundary fences and walls. 1.2 A holistic approach has been adopted in the proposed placement of the building circle within each site relative to all the other stands. The final choice of placement of each building circle will be by the BHOA Directors & each member in order to optimize the views and privacy of each residence once built within the designated circle. Height limits on stands ensure that the views of the houses surrounding the Estate are respected. 1.3 Apart from preventing uncontrolled spread on the land and ensuring the preservation of the natural flora by the designated building circles, buildings created on each Stand necessitate the implementation of broad architectural and planning guidelines in order to protect and enhance the joint investment by all Members. 2. ESTATE ARCHITECT 2.1 Where a Member does not use the Estate Architect the Member is obliged to submit sketch plans to the Estate Architect and Directors before building plans are submitted. A scrutiny fee of R10, (this is current as of 2017 but it may increase each year at the discretion of the Directors) shall be payable to the Estate Architect before any approval of sketch plans. Once sketch plans have been approved, building plans can be submitted. 2.2 The Directors and or the Estate Architect shall be entitled not to approve the plans for any house, which in their sole opinion would detract from the appearance of, or reduce the value of other houses in the Estate. Detailed reasons will be given to the member of why their plans have been rejected. The Association will not incur any liability to any person in doing so. 2.3 The BHOA shall be entitled to appoint an Estate Architect to assist them in evaluating and approving building plans for new improvements or alterations to existing improvements within the Estate. 76

4 3. APPROVAL OF PLANS 3.1 Members will be required to submit plans to the Directors for scrutiny prior to any work commencing on the Estate. The plans shall be in accordance with the requirements of the local authority as well as the requirements of this document and shall be accompanied by the applicable plan scrutiny fee payable directly to the Estate Architects. 3.2 In order to avoid unnecessary costs, it is recommended that Members arrange a consultation with the Estate Architects before proceeding with the working drawings of any buildings. (I.e. on completion of sketch designs) 3.3 Three copies of all documents shall be submitted for approval. One copy to be retained by the BHOA for its records, the second set for the Estate Manager and the third set will be returned to the Member, stamped by the BHOA together with any comments thereto for the Members records. 3.4 All plans consisting of scaled and dimensioned stand plans, plan layouts, elevations, sections and details shall be prepared and submitted together with the Application in the following format and details shown: Each drawing on at least size A2 paper and drawn to the following scales: Site Plans - 1: Layout Plans and Elevations 1:100 or 1: Details and Sections 1:100 or 1: The Site plan must show: The Stand number & building circle and peg position as well as all site boundaries and pegs, radius and residence planned in relation to the site boundaries The scale of the drawing with a North point arrow The plotted and to scale position of all external drainage and rapid reactor sewage treatment system The access route to the proposed Stand from the road and the treatment of the surface of the access route The location of the house within the Footprint The surveyed beacons and boundaries as contained on the title deed of each Stand are to be clearly indicated as well as all buildings relative to these The Stand plan must indicate surveyed positions of all trees with trunks larger than 100mm diameter and natural protected areas such as rocky outcrops or Archaeological edifices and the like that fall within the Estate Stand plans are also to indicate the indigenous trees with diameters in excess of 100mm that are proposed to be removed in the building process. 77

5 3.4.3 The layout plan drawings must show: Plans, Sections and Elevations of all buildings on the Stand, including outbuildings. Sections to clearly show determined height of the building is within these guidelines The layout and detail of the proposed building work Positions of all sections are to be clearly shown on the plan layout view The scale of each plan layout elevation, section and detail is to be shown on each drawing An electrical layout is to be included showing the proposed positions of all external light fittings intended for the building and its surrounds. 3.5 The siting of the buildings and services thereto shall be so positioned to protect the amenities of any other Stand. 3.6 The rapid reactor sewage unit shall be constructed according to the requirements of SABS 0400 and the position thereof must be plotted and clearly shown on the Stand plan and also physically marked on the Stand, for approval by the Directors. 3.7 All mains water lines are to be in accordance with specifications determined by the Industry. 3.8 Storm water drainage within the Stand boundary and the location of the storage tanks to be shown on the site plan. Where storm water is going to be directed to a riverine or the dam then the route of the storm water needs to be shown on a plan. 4. APPROVAL FROM LOCAL AUTHORITY Plans shall be submitted to the Estate Architect for approval (whose decision will be final) and after confirmation by the Directors must be submitted to the Local Authority in accordance with statutory requirements. On receipt of the Local Authority s approval, and NHBRC unit enrolment, the construction in accordance with the building bylaws, standard building regulations and the approved building plans, and these regulations may proceed. 78

6 5. ESTATE MASTER PLAN The Estate master plan (Diagram A) depicted below gives an indication of the various components of the Estate. (This may be changed by the Directors as the development proceeds). Positions of building circles on each Stand are indicative, and may be altered by each member by prior approval. Diagram A Estate Master Plan 79

7 Stand numbers and associated Portion N u m b e r s : Stand Number Portion Number The portion numbers must be used in all legal documentation. 80

8 6. BUILDING CIRCLE CONCEPT: Each Stand has a designated building circle of 30m radius as indicated in DIAGRAM B below, within which all built structures, including pools and decks and formal gardens must be constructed. The position of this circle is however, not fixed, and may be adjusted from that depicted in Diagram A above by each purchaser with agreement of the Directors and on submission of building plans to the Estate Architect- as long as the full radius stays within the boundaries of the Stand. It is intended that the Flora of the natural veld of the escarpment grasslands will be encouraged to grow back on the rest of the Stand. (Refer to Diagram B below) Each member, on submission of their plans to the Estate Architects for approval, shall be required to show the proposed position of the circle within the Stand boundaries and will be fixed before construction commences. Final positions of circles will thus be on a first come- first serve basis Diagram B Building Circle within Stand (not to scale) 81

9 7. HEIGHT RESTRICTIONS 7.1 Height Restrictions on Elevated or Fringe Stands (less restrictive): Elevated or Fringe stands are stands situated on the fringe of the development or on a sufficiently high contour and thus do not impede the views of other potential residences height restrictions on these sites are therefore less stringent than on center stands, and restrictions are only imposed in order to keep general development height within reason and to protect the landscape against over scaled residences. Stands 1, 17, 18, 22, 23 & 27 are considered to be Fringe/Elevated stands with all other stands classified center stands. (Refer to Diagram C below) Diagram C Elevated/Fringe Stands - 1,17, 18,22, 23 & 27 Height Restriction on Elevated or Fringe S t a n d s : The general height of any structure on an elevated or fringe Stand shall be limited to 8.5 meters above the highest point of the building circle. This includes any chimney structure or chimney cowl. (Refer to Diagram D below) Diagram D Height Restriction on Elevated or Fringe Stands 82

10 7.2 Central Stands: Central Stands are all stands which exclude Elevated/ Fringe Stands - Height restrictions on these stands are as follows: The natural ground level will be taken as that level at the base of the central peg. This level is to be used as the benchmark for determining the remaining height restrictions Upslope from this level the maximum height is 7.5 meters above the benchmark of the peg parallel to the natural ground level. Down slope of this point the maximum height allowed is 7.5 meters above ground level horizontally from the peg. (Refer to Diagram E below). Within these parameters split levels or double story buildings will thus be allowed on single storey stands on the downslope side as long as the above height restrictions are satisfied. Note that the benchmarks referred to above apply to unaltered ground levels and does not apply to manipulated earthwork platform levels. Diagram E Height restriction on Central Stands 8 MAINTENANCE 8.1 The Member shall at all times maintain the exterior of the house, the swimming pool, garden, screen walling and decks, to the satisfaction of the BHOA. 9 GENERAL RESTRICTIONS 9.1 The restrictions set out herein are in addition to any restriction imposed in terms of conditions of title, town planning schemes or national or any other building regulations. 9.2 Notwithstanding that, any plans or improvements shall comply with any such restrictions imposed by third parties, the approval of any plans or improvements within the Estate shall be at the sole discretion 83

11 of the BHOA Directors and the Estate Architect and local authority, to whom all plans must be submitted for approval. 9.3 Similarly, compliance with restrictions imposed by the Association shall under no circumstances absolve Members from the need to comply with restrictions imposed by third parties, nor shall the BHOA Directors approval be construed as permitting any contravention of restrictions imposed by any authority having legal jurisdiction. 10 DENSITY 10.1 Not more than one dwelling may be erected on a Stand however bedrooms may be constructed as separately roofed entities provided that such separate or outlying sleeping units and central common facilities are seen as a single residence suitable for occupation by no more than 10 persons. Any request for a second dwelling unit must follow the formal application procedures as laid down by the Local municipality, subject to the following provisions: Secondary living units such as staff quarters and granny flats shall conform to the style of the main residence. One secondary living quarter to the main dwelling may be erected subject to Brightside Estate and local authority approval. The maximum area of the secondary living quarters shall be 60 square meters. Only one main kitchen however, per residence, shall be allowed. A second prep kitchen will only be allowed with a small fridge and preparation bowl and microwave, for purposes of live in staff/family. The erection of the main / primary buildings / secondary buildings are to take place simultaneously. The total number of beds (each single sleeping position counted as one bed) to each house shall not exceed ten beds. This shall include staff quarters. All plans submitted for approval shall show beds drawn in on plan. Bedrooms may be separated from a central living unit as Stand-alone satellite structures or loose standing pavilions. These must be connected to the central area with covered walkways/pathways, on condition that such bedrooms are all constructed within the designated 30m radius limit and that they are the same style as the main building. The garage / carport may be detached from the main building. 11 HOUSE SIZE 11.1 The maximum floor area of residences is 1,000 square meters, however the BHOA Directors shall be entitled not to approve the plans for any Stand which in their sole opinion would detract from the appearance of, or reduce the value of other improvements on the Estate. The minimum house size (including covered patios) is 350m². (Excluding garage and hangers) 12 SECURITY 12.1 No visible security spikes, razor wire, electric shock wires or any similar devices shall be permitted. All burglar guards, Trellidoors or other 84

12 security elements should be internal. 13 STAND BOUNDARIES, FENCES AND BUILDING LINES 13.1 It is the express responsibility of the Member to verify the position and accuracy of all boundaries and beacons of the approximately one hectare Stand and also to ensure that the chosen position of the 30m radius fits completely within the boundaries of the Stand - prior to commencement of building works. For this purpose, the Surveyor General diagram is available from the surveyor general s office. The plans submitted by each member must indicate the position of the 30m radius centerline as it would be constructed on a site plan as well as the co-ordinates of this building circle central peg position. Diagram F Proposed fence lines for each Stand 85

13 It is part of the design concept of the Estate to maintain park like open landscaped spaces especially along the roads. To this end, where practical it is proposed that all fences and enclosures surrounding dwellings should maintain an approximately 20m clear line from the road facing boundaries, so that dogs etc. can be maintained in these enclosed spaces away from public spaces, and gardens rather than fences can dominate the landscape. (see dotted lines on Diagram F below.) The indicated fence lines as shown in DIAGRAM F are a guideline only, and each member will be required to submit their proposed fence line position as part of the plan approval process and shown on the site plan. Each submission will be adjudicated on merit and will be approved if it follows the above guidelines. The fence allowed is a country style post and two rail treated gum pole fence, 1,3m high and 75mm diamond mesh as infill is permitted. 14 TREATMENT OF STORM WATER Members must take considerable care to landscape their properties in such a way that storm water flow be directed in such a manner as not to disrupt the natural flow of water on the Stand and to limit erosion both on and off the Stand. It will be expected from all Members of lower lying properties to accommodate excess storm water to higher lying properties. 15 YARD WALLS 15.1 All houses are to have yards which are enclosed by walls high enough to screen off any washing lines. No washing lines or refuse areas shall be visible from the street or immediate neighbors. If a yard wall higher than 2,5m is not sufficient to screen off above mentioned, a pergola must be installed above the yard. 16 LANDSCAPING 16.1 Gardening will be allowed only within the building circle. Landscaping outside the circle is limited to flora indigenous to South Africa and endemic to the region and limited to the restoration of the natural bush, provided that no sensitive or red data plant species are removed or disturbed Limited landscaping should be implemented to prevent erosion and help deal with storm water. Where landscaping is not possible, packed rock gabions are to be used Established vegetation within the road reserve should be taken into account when positioning access point to Stands. No trees shall be cut down unless with the written and express agreement of the Directors The planting of indigenous trees outside the building circle of the Stand is a pre-requisite. No non-indigenous species will be allowed. 86

14 16.5 COLOURS Each member is encouraged to select earthy toned colours that blend with the environment. This general description shall not take away the members responsibility, or their Architects on their behalf, to carefully select the correct colour to suit the environment and building planned for the site. All colours intended for a house shall be submitted as a sample to the Estate Architect for approval, as well as be painted on the constructed wall of the proposed residence for approval by the Estate Architect prior to final painting of the residence. 17 GUTTERS 17.1 Sheet metal gutters and down pipes to be painted to compliment the colour scheme. Positioning of down pipes to be carefully considered and preferably screened by or integrated into other elements of the building Rainwater harvesting is obligatory and tanks for this shall be well concealed from view or installed underground. Where rainwater can be directed to the Dam within the Estate and or into the riverines leading to the Dam without causing any erosion then no rainwater harvesting tanks are required. 18 SWIMMING POOLS 18.1 Swimming pools are permitted as part of an integrated design of the Site and approved by the Directors as part of the building plans to be submitted Water used shall not be extracted directly from streams or rivers Salt water chlorinator must be used Pool filtration systems not requiring backwashing are encouraged The water outflow from pools requiring backwashing must be channeled into a sub-surface French drain or directly into the storm water drains to prevent soil erosion. 19 LIGHTING 19.1 Only low level lighting at a maximum height of 600mm above floor level shall be installed in driveways, service areas and external walkways. Prior written approval by the Estate Architects must be obtained for all lighting higher than 600mm above floor level Both interior and exterior lighting should within reason, not be visible from neighbouring properties. Floodlights shall not be permitted. External lighting shall be placed in such a way as not to unreasonably affect the Common Road or immediate neighbours. Where specific 87

15 lighting is required as security concern, these lights shall be specifically shown on plans submitted to the Estate Architects as security lighting and the approval thereof shall be at the discretion of the Estate Architects/aesthetics committee. 20 EXTERNAL FITTINGS 20.1 TV Aerials are to be positioned so as to have minimum aesthetic impact on the surrounding areas Satellite dishes are to be positioned so as to have minimum aesthetic impact on the surrounding areas and painted to match the background in front of which they will be mounted All mounted external fittings shall have minimum aesthetic impact on the surrounding areas. They shall be colored to blend and covered where possible Wall mounted Air Conditioning Units, condensate drain pipes and conduit shall be built into the walls. Where visible externally, air conditioning units are to be screened off with walls and or painted to compliment the wall finish Air-conditioning split unit condensers shall be placed on flat roof links and painted to compliment the wall finish with piping and conduit to be built in. Particular care is to be taken with visibility from surrounding areas. 21. LOW CARBON AND GREEN APPROACH TO BUILDING: All purchasers are encouraged, through the careful and efficient planning of all the energy intensive services in their prospective residences, to minimize their energy usage and carbon footprints. To achieve this; the following options must be adopted: 21.1 Geysers: The use of solar heat pumps or gas heaters is obligatory. Should electrical geysers be used as a backup it will be compulsory to install timers and solar insulation blankets to all electric heaters The use of passive energy efficient architectural design to minimize heat gain on exposed windows and make use of natural ventilation as far as possible to cool residences are recommended Toilets: Dual flush water saving cisterns are compulsory and must be indicated as a note on all building plans submitted for approvals 21.4 The rapid reactor sewage system is compulsory to every house and shall be constructed according to the requirements of SABS 0400 and the position thereof must be plotted and clearly shown on the stand plan and also physically marked on the stand, for approval by the Directors It is recommended that gutters are installed or surface water channels (for e.g. flat roof storm water drainage) to capture and collect rainwater into a storage 88

16 tank system which is obligatory. This can in turn be utilized for irrigation. Rainwater collection tanks must be screened from view or be installed underground Gas stoves are recommended or a combination of gas stoves and electric ovens Proper roof insulation is to be applied to all houses, to minimize unwanted energy loss/gain Grey water recycling is obligatory whereby shower, bath, basin and washing machine water is re-used. Careful planning and use of proprietary systems are to be done. 22. SOLAR PANELS: Solar heating panels are compulsory and they must be proprietary systems and not homemade. Panels shall only be flat mounted on the residence roof at the same angle as the roof. Solar panels may be mounted on flat roofs, but must be sufficiently screened by approved methods from the neighboring properties. Approved methods include simple timber screens to cover unsightly pipework etc. to the approval of the Estate. 23. EXEMPTIONS: Stands/houses 21 & 27 were already in existence before the establishment of the Estate and so certain clauses above do not apply where alterations and or extensions to the buildings on these stands are requested then all Brightside Estate Rules will apply. However, point 10 regarding fencing, point 17 regarding external lighting and 19.4 regarding rapid reactor sewage systems, are mandatory and must apply to stands/house 21 & 27. Signed by Purchaser Date: Witnesses: : 89