ARCHITECTURAL DESIGN GUIDELINES RESIDENTIAL SECTOR Revision

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2 TABLE OF CONTENTS 1 GENERAL 2 EXTERNAL DESIGN CRITERIA 3 AESTHETICS COMMITTEE APPROVAL PROCESS 4 ADDENDUM A: PLAN SUBMISSION CHECKLIST 5 ADDENDUM B: CLIENTS ACCEPTANCE FORM 1 of 2 6 ADDENDUM C: CLIENTS SIGNATURE FORM 2 of 2 7 ADDENDUM E: NEIGHBOUR S COMMENTS 8 ADDENDUM D: 9 ADDENDUM E: 2 P a g e

3 1. GENERAL 1.1 QTS Architects has been appointed as the controlling architect. The Lombardy Estate Homeowners Association Constitution makes it incumbent upon all owners to obtain the controlling architect s approval before commencement of construction and thereafter, before any changes are made to the external appearance of buildings, landscaping and external features. 1.2 The controlling architect shall at all times balance the project and individual owner s requirements with that of the estate and environment and reserves the right to withhold approval if the requirements of the guidelines are in their opinion not met. 1.3 The HOA in collaboration with the controlling architect further reserve the right to make additions and alterations to these guidelines, which in their opinion, is necessary to create and guide the continual growth of the architectural style and character that is envisaged for the entire estate. 1.4 Clients are obliged to appoint Professional and SACAP registered Architects to design the proposed house. Note that the appointed architect must be the author of the design and may not merely supervise a third party. As per the SACAP code of conduct a registered professional may not sign-off on a design or drawing if they are not the bone fide author. 1.5 Construction supervision by the client s appointed architect is compulsory. The intention of this rule is to ensure that the project is completed as per the approved architectural drawings and that any unavoidable changes are handled in an appropriate manner that conforms to the architectural design. We will require written confirmation from the design architect that the project was completed under their supervision as per their design and the guidelines. These reports need to correspond to the 3 set HOA inspections. 1.6 Plans are to be submitted to QTS Architects for HOA approval by the client s architect. 1.7 The client s plans will also require approval by the local authorities prior to any building activities. The restrictions set out in these guidelines are in addition to any restrictions imposed in terms of conditions of title, the town planning scheme and the National Building Regulations. Approval of the HOA Aesthetics committee does not imply or constitute any authority or structural approval. 3 P a g e

4 1.8 Refer to section 3 aesthetics committee approval process for further detail on the submission process requirements. 1.9 All correspondence with QTS regarding design approvals and construction inspections are to be done by the owner s architect. All correspondence to be submitted via the HOA to ensure that all parties stay informed IMPORTANT NOTES RELEVANT DURING CONSTRUCTION: Any deviations from the approved building plans will result in a fine of R excluding VAT, payable by the contractor to the HOA. In addition to the fine, it is compulsory to repair defective work and to re-instate the construction work in line with the approved building plans The onus rests with the client to notify the HOA that the inspection milestones (as detailed in 3.4.3) have been reached A fine of R will be levied each time a client fails to notify the HOA of a required inspection Clients are not permitted to occupy houses until a council, client s architect and HOA completion certificate has been issued (3 certificates) Note that council may not approve any drawings that have not been approved and stamped by the HOA. Council may also not give occupation if changes have been made to the completed house that have not been approved and stamped by the HOA and council Building work must commence within 1 year of the purchase date of the property Building work must be completed within 12 months from commencement of building work A building deposit of R is payable at the start of construction in line with HOA contractual requirements. Of this amount, R will be retained as an infrastructure maintenance levy and the remaining R will be returned to the owner upon successful HOA occupation grant All surrounding neighbours need to sign off on new designs using the document in addendum E. The reasons for any objections to a proposed new design need to be clearly stated. These objections will be reviewed by the aesthetics committee and a final decision will be made. 4 P a g e

5 2. EXTERNAL DESIGN CRITERIA 5 P a g e

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9 2.1 DENSITY AND COVERAGE: The maximum building coverage is 50% (including covered patios and outbuildings, but excluding open patios, pools, etc.).note that in a number of cases the town planning department has insisted that Lombardy Estate and the surrounding area falls under the Peri-Urban Areas Town-planning Scheme, Under this scheme the coverage is only 30%. The council usually allows a 40% relaxation in these cases The floor area of an upper level (including any double volume) may not exceed 60% of the total floor area of the level directly below Only one residence per erf is allowed with the exception of staff accommodation or a granny flat (which is limited to 35m² for the estate). These shall not be housed in a separate building Houses are limited to a minimum size of 300m² 2.2 MAXIMUM BUILDING HEIGHT: Single residential plots: Two storeys 2.3 BUILDING LINES: Building lines apply to all residential sites irrespective of erf size to the following parameters: Street Boundary: 5000mm Peripheral Park Boundary (erven 403, 404,, 407, 413, 418, 420): 2000mm Internal Park Boundary (erven 405, 406, 415, 416, 419, 421, 422): 3750mm Side Boundaries: 2000mm for a single storey, 3750mm for those portions of the house that exceeds 4500mm in height but not exceeding 7500mm 9 P a g e

10 in height. Where the height exceeds 7500mm, side building lines are 4500mm for that portion Side building lines may be relaxed in regard to the positioning of garages and other portions of the house to the discretion of the committee. Standard council approval submission will apply According to Clause 12 City of Tshwane Town Planning Scheme, all Southern boundary building lines are restricted to 3000mm for single storey and 4000mm for double storey. Therefore the restriction on any side or rear boundary that aligns predominantly with a South aspect, will be dictated by the City of Tshwane Town Planning Scheme. Lombardy Estate will still allow and approve the smaller Lombardy building line restriction for HOA plan approval but the implication for the purposes of council plan approval will be that a building line relaxation will have to be applied for. This responsibility and cost will be borne by the owner. 2.4 ARCHITECTURAL STYLE The architecture is based on the timeless and sophisticated prairie style of Frank Lloyd Wright, reflecting strong horizontal lines, low pitched tiled hip roofs with large overhangs This is contrasted and complimented by chimneys and other vertical accents and the use of rendered (plastered) brick walls in combination with natural stone and other minimalist contemporary elements This horizontality of design must be emphasised through the architectural massing and not just facade treatment. The larger ground floor footprint area must be allocated in a manner that enhances the horizontality of the entire building The privacy of neighbours must be taken into consideration at all times Buildings should be stepped to follow the contours of the site. 10 P a g e

11 2.4.6 ROOFS: Roof pitch to be 17.5 degrees Overhangs to be 1200mm in all instances and directions (even when overhanging a flat concrete roof) All pitched roofs to be hip roofs with boxed in overhangs Pitched roofs with gable ends are allowed as special consideration Large roofs must be broken down into smaller geometric components to provide a more fragmented mass The excessive use of valleys and hips is not desirable and must be avoided Care must be taken with the roof truss design and contractors must be made aware of the complex nature of the roof overhang geometry Recommended roof tiles are flat un-profiled cement shingles, to approved colour. Marley Modern or Lafarge Elite are good examples Only concealed gutters & downpipes are allowed Flat concrete roofs may be used in combination with tiled roofs The area of flat roofs may not to exceed that of tiled roofs Visible waterproofing to be covered with pebbles or landscaped features. 11 P a g e

12 When used underneath pitched roof overhangs, there must be a clear gap (and practically serviceable) between the top of concrete roof / parapet and underside of roof overhang ceiling Vertically cut roof eaves are not allowed The roof space may be utilised as lofts Vent pipes and services protruding through the roof finish is not allowed WALLS External wall finishes: Plaster and paint or plain red facebrick (in line with the style example images). A sample of the proposed brick to be provided for approval With some natural stone accent elements. All stone elements to consist of natural stone cladding artificial stone will not be allowed Paint colours to be earthy tones. Sample cards must be submitted with the plans for approval WINDOWS & DOORS Windows and sliding doors may be either aluminium or timber. No cottage pane windows allowed Garage doors to be horizontally slatted timber or aluminium SPECIAL FEATURES & COMPONENTS All dwellings to have style specific chimneys. Chimneys to be stone or plastered brick, prominent and rectangular in shape 12 P a g e

13 Covered patios with a built in braai are encouraged as well as timber pergolas and decks. The latter particularly on waterfront dwellings Horizontality may also be enhanced through the use of brick planters, or similar devices. Artificially applied horizontal banding used as the only mechanism to achieve horizontality is not what is implied The use of horizontally accented and clerestory windows are encouraged Plan forms must be rectangular or composed of rectangular or square forms Modern building elements may be incorporated in the design, i.e. large glass panels, simple bold walls Circular or freeform elements are not allowed Balconies to upper levels are encouraged. Usable portions of balconies must however be located within the second storey building line restriction. The portions of balconies that might then fall outside of the building line must be adequately screened from neighbouring properties All garages and outbuildings shall be constructed to form an integral part of the main house and finished to match same All external fixtures must be of a contemporary design that compliments the style Any special feature, be it a finish or specific architectural feature central to the proposed design, must be explained by way of a construction detail and submitted for approval SERVICES & UTILITIES Service related items such as wash lines, air conditioning units, satellite dishes and heat pumps must be sited out of view of roadways, parks and neighbours. CARE SHOULD BE TAKEN THAT SCREEN WALLS ARE TALLER THAN THE SERVICE OBJECT REGARDLESS OF DISTANCE PLACEMENT FROM EDGE OF BUILDING. The concealment of services (including the satellite dish) must be considered during the design phase and should be integrated into the overall design of the house. The concealment of these items should not be treated as an add-on or afterthought when the project is complete. 13 P a g e

14 Laundry drying areas, refuse bins and water storage tanks must be fully screened with a 2.0 meter high screen wall All soil pipes, waste pipes and rainwater down pipes to be enclosed in ducts or concealed Solar heating panels may be installed: On flat roofs that are lower than the geyser positions and must then be out of view of roadways, parks and neighbours If solar panels cannot be incorporated and properly hidden on flat roofs the architectural committee will consider carefully designed roofs with solar panels mounted flat on the roof slope with the tiles The hipped roofs containing solar panels are to be designed in such a way that visible solar panel surface area fits harmoniously Geysers must be separate from solar panels Heat pump based water heating systems may be considered as an alternative to solar heated water systems, in which case, neither geyser nor condenser may be visible The means of rainwater disposal on balconies and flat concrete roofs, together with rain water disposal spouts to be detailed and submitted for approval Electric generators: The position of generators and the method of sound insulation need to be submitted for approval VEHICULAR ACCESS Vehicular access will be permitted in the following configurations: For 2 car garages, one access point only and not exceeding 5 meters in width For 3 car garages, one or two access points, to a maximum combined width of 8 meters. 14 P a g e

15 For 4 car garages, two access points, each not exceeding 5 meters in width, but with a minimum of 2 meter landscaped buffer zone between them LANDSCAPING No existing trees may be removed without the consent of the Lombardy Estate HOA Landscaping to follow the guidelines proposed for the total development. A list of approved plants and hard landscaping materials will be provided by the HOA on request Swimming pools will be allowed. Plans for swimming pools and decks to be submitted and approved. Decks pools and ancillary equipment may not extend over any property boundaries It remains the responsibility of the owner, to at all times, during construction and prior to actual occupation of the house, to safeguard the pool against public access in accordance with the rules and regulations of the SANS Brickwork planters are encouraged A 1,2 meter high brickwork wall finished with a coping, trellis and plants is suggested as dividing wall between properties. A 2 meter high brick wall may be erected as boundary wall provided that the length of the wall does not extend within 5 meters of street and park boundaries. Such high walls have to be a cohesive part of the main building design. Wall sections facing adjoining erven need to be plastered and finished to an acceptable standard Walls on street and open space boundaries will be restricted to low 1.2m high stone or brick walls. Raised planters are allowed. In special cases, on the perimeter of the estate, the owner may request to add an additional section of approved fencing (such as clearvue) on top of the 1.2m wall section to a maximum height of 2m. All walls facing roads or open spaces need to be finished to an acceptable standard to match the rest of the house No pre-fabricated walling system will be allowed Residents located along the perimeter open spaces are encouraged to incorporate these areas as part of their landscaped areas. Please consult the HOA for further details. 15 P a g e

16 3 AESTHETICS COMMITTEE APPROVAL PROCESS: 3.1 Plan Approval Fee: R (incl. VAT), payable directly to QTS Architects. QTS banking details: account holder: bank: Quadtrisir Architects STANDARD BANK (SOUTH AFRICA) account number: branch BROOKLYN, (BRANCH CODE) 3.2 This fee consists of the following (inc. VAT): Stage 1 submission: R Stage 2 submission: R Site inspections (3): R R If additional site inspections (beyond the normal 3) are required due to noncompliance of the guidelines or failing to address all of the items noted on the inspection reports then an additional fee of R per inspection will be levied. 3.3 The review process will not commence without proof of payment upon which QTS will issue a VAT invoice to the client if required. 3.4 APPROVAL PROCEDURE: SUBMISSION STAGE 1 A meeting (strictly by appointment) with QTS Architects to illustrate design concept and general planning principles in sufficient detail to discuss design style and treatment of the external design criteria. Services allocations must be evident. NO CLIENTS ARE ALLOWED AT THESE MEETINGS SUBMISSION STAGE 2 Submission of one hard copy set of drawings that should be of a standard sufficient for council approval and illustrating compliance with all the guidelines as set out in this document. REFER TO THE DRAWING SUBMISSION REQUIREMENTS (3.6) BELOW. PDF copies of all drawings required for stage 2 approval to be submitted to the HOA at the same time as submitting Hard copies. Once approved, additional sets may be submitted for stamping. The HOA requires two sets for record, in addition to council requirements CONSTRUCTION INSPECTIONS The site inspections will be conducted during the construction phase: The inspections must coincide with 3 milestones: 1 Surface bed level, 2 Window height (for a single story house) / first floor( for a double story house) and 16 P a g e

17 3 Completion of project. The aim of the inspections is to assist the HOA with their duties of ensuring that clients comply with all requirements. Inspections will be of a visual nature and QTS will issue an inspection report to the Lombardy HOA after each inspection. It remains the duty of the client s architect to ensure guideline compliance and as such, any deviations by the contractor from the approved HOA drawings must be resolved by the client s architect. The client s architect will need to submit reports corresponding with the above HOA inspection dates noting that the house is being constructed as per the approved drawings. 3.5 In the event that plan approval cannot be obtained by the third submission of plans, or if alterations are made to an approved design, an additional fee of R3 420,00 (incl. VAT) will be charged for such additional submission. 3.6 MINIMUM DRAWING SUBMISSION REQUIREMENTS Site plan (scale 1:200) Ground Floor plan (scale 1:100 or 1:50) First Floor Plan (scale 1:100 or 1:50) Roof plan (scale 1:100) Sections (scale 1:100) Elevations (scale 1:100) Landscape plan. (scale 1:100 on a separate drawing) Colour 3D perspectives showing house from 4 sides, minimum A5 size. Colour scheme proposal (on elevation drawings). Complete copy of the Design Guidelines initialled on each page by owner. Completed and signed copies of Addendums A to D 3.7 Plans by specialist: Landscape planting layouts, either by a landscape architect or landscape contractor. Position of existing trees should be indicated. Existing trees that are removed to be indicated and impact on environment to be assessed. The irrigation layout, extent of lawn, plant beds, structural elements and paving to be indicated. 3.8 Plan resubmission: NOTE: all proposed changes need to be submitted to the HOA for approval before implementation. 17 P a g e

18 In the case that there have been changes made to the completed house that deviates from the approved drawings updated drawings will be required. Depending on the level of changes made one of the following two instructions will be included in the inspection reports: Updated drawings required for record: In this case changes have been made to the house that do not adversely affect the overall look and feel of the approved design. These items include but are not limited to: Minor changes to wall finishes and colours. Minor changes to windows and openings. Minor changes to dimensions and proportions. Any change that will require council approval. The most common of these changes are: o Addition of pools. o Omission or addition of windows. o Gas installations. o Any additional structures. o Changes to sewer drainage system. The approval committee will require 2 sets of updated drawings. The submission fee as for a stage 2 submission (point 3.2 in the guidelines) will be applicable Updated drawings required for approval: in this case alterations have been made to the house that alter prominent design elements, the look of the house or include elements that would not have been approved during plan submission. These items include but are not limited to: Extensive changes to the materials, finishes and colours used. Changes to prominent building elements such as feature walls & floating concrete bands etc. Changes to roof shape. Changes to the distance between prominent building elements (such as roofs). Inclusion of design elements not approved in the guidelines. The drawings will need to be resubmitted for approval. The plan approval fee as for stage 1 & 2 submissions (point 3.2 in the guidelines) will be applicable. The approval process is as follows: 1 Drawings to be submitted by the architect showing the house as-built with changes and deviations. 2 The drawings are then checked for accuracy. If the drawings do not match the built house then new drawings will have to be submitted and an additional site inspection fee will be required. 18 P a g e

19 3 The architect will then have to submit proposals on how to remedy the changes based on comments from the Aesthetics committee. 4 The submitted drawings will then follow the plan approval and inspection process as normal. 19 P a g e

20 4 ADDENDUM A: PLAN SUBMISSION CHECKLIST No Description Comments 1 GENERAL 1.1 Site plan received (scale 1:100/1:200) o Contours indicated o Orientation of the development o Parking areas o Layout of existing trees o Stormwater management o Boundary dimensions, o new work is contained in building envelope o Neighbouring stand numbers 1.2 Ground floor plan received (scale 1:100 including m2) 1.3 First floor plan received (scale 1:100 including m2) 1.4 Section received (scale 1:100) 1.5 All elevations received (scale 1:100) o NGL indicated o All finishes / colour palette. Colour sample cards provided o Boundary wall elevations 1.6 3D perspectives from 4 sides. 1.7 Roof plan received (scale 1:100) 1.8 Architect signature and registration number. 1.9 Stormwater drainage to balconies / flat roof sections indicated. 2 TOWNPLANNING 2.1 Building coverage not to exceed 50% 2.2 Outbuildings & staff accommodation to form part of house 2.3 Maximum building height: two storeys 2.4 Building lines: street 5m, sides: 2m single storey / 3,75m double storey, southern boundary line: 3m single storey / 4m double storey. 2.5 Ratio of first to ground floor area max 60 % 2.6 Total floor area of dwelling min 300m² 2.7 Granny flat / staff accommodation less than 35m². 3 LANDSCAPING 3.1 Max 2m high brick boundary walls, 1,2m high within 5m street building line restriction area, low walls or planters on open space boundaries 3.2 Vehicular access according to regulation: 4 ARCHITECTURE, STYLE & EXTERNAL DESIGN CRITERIA 4.1 Area of flat roofs not to exceed that of tiled roofs 4.2 Roofs: pitch 17 degrees, overhangs 1,2m, 4.3 Roof geometry simplistic 4.4 Flat unprofiled cement shingles 4.5 All pitched roofs to be hipped roofs & overhangs boxed in 4.6 Gutters: note for no gutters or details for hidden gutters & downpipes 4.7 External walls to be painted plaster with stone elements 4.8 Windows & doors aluminium /timber 4.9 Chimneys to be stone or plastered brick and strong design feature 4.10 Horizontal lines emphasized 4.11 Plan forms rectangular 4.12 Balconies on upper levels screened or within 3,75m building line 4.13 Privacy of neighbours taken into consideration 4.14 Soil and waste pipes enclosed in ducts 4.15 Services ie: a/c, wash line, satellite dish, solar heating panels, heat pumps etc. not visible 4.16 No vertically cut eaves Clear serviceable gap between eaves, top of flat roofs and roof/parapet Contours accommodated in design. 20 P a g e

21 5 ADDENDUM B: OWNER S SIGNATURE FORM 1 of 2 Owner s Details: Name: Erf Number: Phone: Submission Type: (new, addition / amendment, as-built) Architect s Details: Company: Name: SACAP#: Phone: Date: Architect s Signature: Supervision: The owner confirms that an architect has been appointed to do site supervision of sufficient frequency to ensure that the project is completed as per the approved drawings and to the expected high standard of the Estate. Reports, corresponding to the 3 required site inspections, will be submitted by the architect confirming that supervision is being conducted and that the project is being completed as per the approved drawings. Date: Owner s Signature: Changes or Deviations from Approved Drawings: The owner accepts that no changes to, or deviations from, the approved drawings are permitted without prior approval. The owner accepts that, if unapproved changes are made, the owner will have to accept the cost of remedying said changes to the satisfaction of the Lombardy Estate Aesthetics committee. Date: Owner s Signature: 21 P a g e

22 6 ADDENDUM C: CLIENTS SIGNATURE FORM 2 of 2 Occupational Health and Safety: This serves to confirm that the owner understands the requirements of the OHS act (Act 85 of 1993) and that it is their legal responsibility to ensure that the principal contractor complies with the required health and safety requirements during construction. The owner also confirms that the principal contractor has / will make adequate provision in their tender amount for the cost of health and safety measures and audits as required by the act. The owner understands that a qualified and registered OHS consultant needs to be appointed to ensure that all construction work being carried out on site will comply with the requirements of the act and to ensure that health and safety verifications and audits are performed at least every 30 days. If the Estate s health and safety consultant finds that the contractor is not complying with the requirements as per the act the contractor will have 30 days to rectify the situation. If after 30 days no proof of sufficient corrective measures have been provided the HOA will take action to ensure that the construction work complies. Please refer to the powers of inspectors in section 30 of the OHS act and construction regulation 5. Date: Owner s Signature: I/WE THE UNDERSIGNED, THE REGISTERED OWNER/S OF ERF NO ACCEPT HEREWITH ALL RULES AND REGULATIONS AS SET OUT IN THESE GUIDELINES. SIGNATURE DATE 22 P a g e

23 7 ADDENDUM D: NEIGHBOUR S COMMENTS Erf#: Comments: Owner: Phone: Date: Erf#: Comments: Signature: Owner: Phone: Date: Erf#: Comments: Signature: Owner: Phone: Date: Erf#: Comments: Signature: Owner: Phone: Date: Erf#: Comments: Signature: Owner: Phone: Date: Signature: 23 P a g e

24 8 ADDENDUM E: FEES Type of Fee Amount (incl. VAT) Fine for deviations from approved drawings (1.10.1) R Type of Fee Amount (incl. VAT) Fine for failing to ask for HOA inspection (1.10.3) R Type of Fee Amount (incl. VAT) Plan Approval Fee (3.1): Stage 1 submission: R Stage 2 Submission: R Site Inspections (3): R Total: R Type of Fee Amount (incl. VAT) Fee for additional site inspections R Type of Fee Amount (incl. VAT) Fee if stage 2 approval is not achieved after 3 submissions. R Fee for changes to approved drawings. R Fee for drawings submitted for record due to changes on site. R Fee for drawings submitted for approval due to changes on site. R P a g e