LIKWETI ESTATE HOME OWNERS ASSOCIATION (LEHOA)
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1 LIKWETI ESTATE HOME OWNERS ASSOCIATION (LEHOA)
2 ARCHITECTURAL GUIDELINES OCTOBER OVERVIEW This document has been prepared specifically for Likweti Bushveld Farm Estate and defines the aesthetic guidelines to be adhered to. This document which is an annexure to the agreement of sale, is contractually binding. The Architectural Guidelines as set out in this document have been formulated with the aim to ensure that the natural beauty of the Likweti Bushveld Farm Estate is preserved as well as to promote an architectural aesthetic that blends into the landscape. All submissions will be considered on merit, and even though a design may comply with all the regulations, it should still reflect the architectural language of The Estate. A submission may not be approved should it be deemed to detract from the architectural integrity of The Estate. However, the intention for these guidelines is not to offer limitation, but rather to offer freedom and guidance for the architect and their clients, whilst maintaining the integrity of The Estate. 2. DESIGN PRINCIPLES The vision for Likweti Bushveld Farm Estate is for the architectural language to demonstrate the delicate balance between the natural and the built environment and the objective to create an unhindered blend of architecture and environment. A local design vernacular is prevalent in reaction to the Lowveld specific climate. The following design principles encourage the designs of The Estate, along with the specified materials, to embody this vernacular within the landscape ORIENTATION Each stand in the development will have its own unique site opportunities, however building orientation should be taken into consideration. The most ideal orientation of a design in the Southern Hemisphere is marginally East of North. Limited unprotected glazing should be positioned on the East and West Façades. The use of solar louvers and horizontal sliding screens is encouraged, as well as cross ventilation through the residence making use of prevailing winds for ventilation. The prevailing wind in the area is from East South-East.
3 1.2. LANDSCAPE The residence must be an integral part of the landscape, whilst encouraging open internal area flowing out onto patios, courtyards and outdoor spaces. The design should step down the stand following the contours of the site 1.3. HORIZONTALITY Low-pitched roofs with substantial overhangs and cantilevers will ensure that the design develops a horizontal accentuation thus becoming part of the landscape, as well as protecting it from the harsh Lowveld elements. This can be interpreted architecturally to satisfy contemporary or traditional tastes through the use of low-pitched as well as interlinking flat-roofs. Building elements throughout should enhance the horizontal lines, e.g. window mullions MIMIC The use of natural colours, textures and materials is essential to blend the design into the landscape. Walls with natural earthy colours on plaster with accents, plinths and details in natural stone or rammed earth are encouraged. Face brick accent walls will be allowed. Timber frames, decks, doors, screens and louvers in neat timber elements (no gum poles / laths permitted). Paved driveways to be natural colours and external tiling to be natural colours stone, slate or similar coloured porcelain VIEWS Living areas should encourage views of the natural surroundings by use of large glazed planes whilst ensuring they are protected from the sun and orientated correctly. This should maximise light while reducing solar heat gain. Windows should not be meaningless openings puncturing each facade. Privacy from other stands and from the road must be taken into consideration. All SANS XA/204 conductance & solar heat gain regulations must be complied with and calculations are to be submitted along the plans. with 1.6. ECO-BUILDING With this Estate being an eco-sensitive estate, the emphasis should be on creating ecological buildings through passive design methods and technological enhancements; such as, but not limited to: Local Materials Insulation Solar screens / louvers
4 Solar panels / solar geysers / heat pumps Rain water harvesting Protection of site fauna / flora Cross ventilation 3.1 ENVELOPE INCLUSIONS 3. BUILDING SPECIFICS EXCLUSIONS Residences should generally consist of simple rectilinear forms which allows for several smaller roofs with interconnecting slabs. The fragmented forms facilitates the stepping of the design along the site creating an undulating roof-line and reducing the visual impact of the structure. In buildings with roof pitches above 30 degrees, the span widths should be kept to a maximum of 6000mm to minimize roof heights. Pergolas, verandahs, cantilever slabs and lean-to roofs are encouraged to accentuate horizontality. The second storey component may not exceed 60% of the ground storey component. The use of subtle projections and recesses on the elevations is encouraged to articulate the façades through the play of light and shadow. 3.2 ROOFS Material: Marley Modern or similar approved. Colour: Slate / Rustic Slate Pitch: pitch Roof type: Double-pitch, mono-pitch allowed only if high gable-wall contains glazing. No high blank gable walls will No painted roofs are permitted No awnings permitted No shade cloth permitted
5 be permitted Material: Thatch. Pitch: 45 pitch Roof Type: Double Pitch only Notes: Horizontal shading elements to be designed in addition to thatch to accentuate horizontality. No visible translucent sheeting permitted Material: Concrete / boarded Flat roofs Notes: Painted grey where visible, or covered with gravel. Maximum 50% of footprint. Minimum parapet height of 255mm required on all flat roofs, unless a projecting off-shutter slab / cantilever is the intention. A water drip must then be incorporated. Flat roofs should be used primarily to roof connecting elements and to roof secondary elements such as covered terraces and entrances etc. Material: Corrugated sheeting Colour: Chromadek Dark Dolphin or similar approved. Pitch: max. 20 pitch Roof type: Mono-pitch, double pitch, or a flat convex /concave curve. Material: Natural slate. Colour: Grey Pitch: pitch tile headlap to specialist Roof type: Double-pitch only (to avoid high blank walls) Secondary roofs (verandahs, lean-to s, connecting elements) in 3-5 pitched sheeting are encouraged where appropriate to break down vertical scale to human proportions. These are limited to 30% of the total roof area. Predominant plan forms must have simple pitched roofs with minimal junctions, either mono or double pitch solution which forms the most predominant visual element in the roofscape. Simple discrete roofs are encouraged, and complicated pitched roof junctions should be avoided wherever possible. No hipped, half-hipped roofs will be permitted. All Roofs to have gable ends Planted roof gardens are allowed
6 3.3 WINDOWS & DOORS Timber Meranti or hardwood No cottage pane windows or doors permitted Aluminium powder-coated Dark brown or dark grey No geometric shaped openings round windows etc Timber or Aluminium horizontal slatted sliding shutters or screens to be used for solar control No decorative patterns or mouldings permitted in window or door detailing or surrounds. Only horizontal lintels or flat arches permitted No reflective solar glazing or mirror glazing permitted Clear glazing or solar glazing permitted (Grey / Green) No round arches permitted Sandblasted glazing permitted No external burglar proofing Specific decorative entrance doors may be permitted subject to approval. Openings should be protected where possible or necessary with overhangs, pergolas, projections or deep reveals. No visible dome or pyramid rooflights No decorative garage doors permitted No glass bricks permitted Garage doors to be set back in reveal; minimum 460mm wall, recommended 690mm. Garage doors to be horizontal slatted hardwood. 3.5 EXTERNAL PAINTS AND WALL FINISHES Natural toned paints Approved list of colours provided. Zero / Low VOC. No bright colours No Decorative mouldings or Spanish plaster No Cementitious / Tuscan paints No faux (fake) stone applications Accent walls / finishes permitted: o Natural Stone - cladding or drypack. Provide sample o Gabion walls provide stone colour sample o Rammed Earth o Off Shutter concrete
7 o o o o Horizontal timber slatted cladding Rough plaster Facebrick Corobrick: Firelight satin, Terracotta satin or Roan satin Cor-ten steel 3.6 PATIOS, TERRACES AND BALCONIES Floors - Natural coloured screed, tiles or stone. Natural coloured flagstones, terrace paving may be used. Balcony to have floating appearance horizontal lines. Structure should be set back from the edge of the slab so that the slab edge reads as a separate element to the column. Timber See decks PATIOS, TERRACES AND BALCONIES Decks to be Teak, Balau or approved hardwood. No reflective / coloured glass hand railings Deck to have floating appearance horizontal lines. Structure should be set back from the edge of the deck so that the deck reads as a separate element to the column. No pre-cast concrete hand railings Pergolas to be Teak, Balau or approved hardwood. Hand railings to be hardwood / stainless steel. Sample photo / detail to be provided with plan submission. Horizontal lines.
8 3.8 BUILDING FEATURE ELEMENTS All feature elements to be finished with stone cladding or accent wall finish, or hardwood timber slats. Accent materials not to exceed 25% of façade area. Elements may include but are not limited to: o Chimneys (cowls to be maintained) o Plinths o Terrace / retaining walls o Entrances o Columns No ornamental columns / niches / chimneys or similar elements No faux stone applications Plinth walls to be built in accent wall finish. Stone, facebrick, rough plaster or similar approved. Plinth to begin at Ground Floor Level, but may not exceed 3000mm in height, or it should be stepped or fragmented. Rainwater tanks to be corrugated steel dark dolphin, and incorporated into the design. Other tanks are allowed, but must be screened. Facebrick limited to Corobrick: firelight satin, roan satin or terracotta satin. 3.9 DRIVEWAYS Paving / cobbles for driveway Sandstone, Cotswold, desert Buff, Bundu, charcoal, or similar approved. Detailed coloured concrete applications are allowed. No tar driveways No plain concrete driveways Stormwater to be channelled away from buildings, and must be controlled and attenuated on steep inclines. Grass-block paving is permitted Two-strip driveways permitted for long driveways. In this case, plain concrete may be permitted. Driveway positions are to be indicated on site plan.
9 3.10 FENCES AND GATES Fencing limited to an area of 3000m² around building block area. No erf enclosing walls, except limited application at entrance gates Electric fencing permitted up to 1800mm high Clearvu or similar approved permitted to 1800mm. Accent wall / plinth permitted to 1000mm Yard walls to be integrated with residence design. Gates Timber / Steel frame with timber infill. Proposal to be submitted. No ornamentation. No flora supporting structures higher than 1200mm permitted. E.g. trellises 3.11 POOLS Pool to be secured as per SANS No portable pools / plastic pools to be erected. Pool pump and filter to be screened Jacuzzi s / Spa pools not to be visible from the road or neighbour 3.12 LIGHTING External lights and spotlights to be selected and positioned with consideration for neighbours No coloured lights permitted. External spotlights must preferably be turned off by
10 22h00 External lights to be indicated on elevations 3.13 SERVICES Vertical service duct to be created where soil / waste pipes are located. No visible external pipes are permitted. All to be chased into the wall or positioned in duct. Septic tank and french drain positions and details to be indicated on site plan. French drain not to be positioned within 15m of any boundary unless previously approved. No visible cables permitted. All to be hidden or chased into wall. 4. SITING 4.1. POSITIONING Each stand has a predetermined 1500m² hard building area block into which the structure including pool and decks must be contained. The location of these building blocks should be obtained from the Estate Architect or Likweti Home Owners Association (LEHOA). Care should be taken to stay clear of any servitudes or areas where structures are prohibited. In this regard it should be noted that no permanent structures may be placed within 11 meters from a power line. A further 1500m² soft building block is allowed which can be landscaped and fenced in. Total 3000m² usable space. No trees outside the hard block may be removed without approval from the home Owners association. Care to be taken to protect all flora / fauna on site. Protected species may not be removed Designs are encouraged to accommodate as many trees as possible within the hard block. 3000m² block must be surveyed and all trees with diameter of 125mm or more should be indicated. Every erf will be subject to a 2m wide servitude on each erf boundary for the installation of services HEIGHT RESTRICTIONS The height of any residence shall not exceed a 9000mm parallel level / line above the ground level for double storey areas and 7500mm for single storey areas. This height is measured at any point along the building. The second storey component may not exceed 60% of the ground storey component.
11 5. SUBMISSION 5.1. PLAN SUBMISSION (STAGE 1 & 2) Plans to be submitted for Architectural Review for Stage 1 submission: o 1:200 form model or 2 x 3D views o A3 format bound copy (1:100) accurate freehand / formal drawings showing: Site Plan, floor plans, roof plans and all elevations Appropriate sections showing building, roofs and relation to site (natural ground level) Location plan Colours shown on elevations All materials described on elevations (photos of materials if possible) Screens, fences, walls and gates showing height, type and extent. o Cut/fill plan and section o A site specific survey drawing from a registered land surveyor reflecting 500mm interval contours, all trees with diameter larger than 125mm, and rock outcrops. o The architect is to list any deviations from the guidelines o Any material samples for approval (stone, etc) o Position and details of septic tank Plans to be submitted for Architectural Review for Stage 2 submission: o 2 copies in A1 format 1 copy for Estate, 1 copy returned for submission to council o Local authority submission plans with SANS XA calculations o May not deviate from Stage 1 plans o Additional information for Estate copy: Elevations in full colour (by hand or printed). This is to be indicative of materials and colours selected, including all external light fittings. Sections to clearly show ceiling levels, wall-plate levels, door and window descriptions and existing natural ground level. Any additional information to show that the drawings comply with the guidelines. One week to be allowed for plan approval / comment, per stage. Additional / detail plans may be requested if necessary ARCHITECT Designs may only be submitted by SACAP registered architects. Designs and construction drawings must be prepared under the direct supervision of the signing architect as per the SACAP code of conduct. Failing to comply with this may lead to de-registration by SACAP. Architect to remain principal agent for the total project from design to practical completion. Architect may be requested to present drawings should it be deemed necessary.
12 5.3. PROCEDURES AND FEES Payment for plans to be made to LEHOA. o Cost of R4000 for submission. Should the plans need to be reviewed more than 2 times, then there will be an additional fee of R1000 per submission from the 3 rd submission onwards. o Payable to Aesthetic Committee Account: Account to be confirmed Plans to be submitted to the Executive Committee or Estate Architect on appointment. EC / Estate Architect to comment within 1 week of initial appointment Once plans are approved, they may be submitted to the Mbombela Local Municipality No commencement of construction will be permitted before municipal approval A site handover must be scheduled with The Estate manager, contractor, architect and Owner prior to any work commencing on site CONSTRUCTION PERIOD The contractor has 12 months to complete construction from the day of the site meeting. Building must commence within 2 years from property transfer. Building to be a minimum of 200m².
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