BUILDING DESIGN MANUAL BLUE MOUNTAIN RETIREMENT ESTATE GEORGE Version 6

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1 BUILDING DESIGN MANUAL BLUE MOUNTAIN RETIREMENT ESTATE GEORGE Version 6 Office Park Blue Mountain Boulevard Blue Mountain Village Park Road George 6529 P O Box Garden Route Mall George 6546 Tel: admin@bmvhoa.co.za Updated June

2 INDEX A. INTRODUCTION B. PURPOSE OF THE MANUAL C. PROCEDURES AND GENERAL D. TOWN PLANNING E. DESIGN GUIDELINES A. INTRODUCTION The manual has been prepared to preserve, protect and maintain the environmental and physical attributes of Blue Mountain Retirement Estate so that each individual house will conform to the fundamental intention of establishing an environment that is in harmony with the existing surrounding properties. It is compulsory that designers visit the estate prior to commencing any drawings in order to familiarise themselves with existing buildings and the aesthetics of the area in general. 2

3 B. PURPOSE OF THE DESIGN MANUAL The main purpose is: To establish and define the Architectural design and style of buildings. To formulate the architectural character of the development. To set the standard for the development and all buildings to be constructed therein. To define the Town Planning Development Controls as laid down in the original development approvals. C. PROCEDURES AND GENERAL The following procedure is to be followed: 1 PLAN SUBMISSION 1.1 The scrutiny fee, sketch plans (in 3-fold) and prescribed application form to be submitted to the DRC. All information on the submission form must appear on plans. 1.2 Plans (scale 1:100) should comprise the following: A site plan indicating the building footprint development platform and contours indicate North and all relevant dimensions. A locality plan indicating the position of the erf within Blue Mountain Retirement Estate as well as adjacent erven with existing buildings if any and street names. Dimensioned layout and roof plans, including all the elevations of all the facades and the relevant sections. Window, door, shutter and gate schedule. Indicate levels and natural ground line on sections and elevations (cut & fill). Indicate the Datum level, Natural Ground Level, Finished Floor Level and the roof Ridgeline. Specify finishes regarding the appearance, arrangement and external finishes of the structure. It is recommended that the Owners appoint a structural engineer to design the foundations and surface beds to suit the particular soil conditions of the site. The DRC has regular meetings. *(Meeting dates at discretion of the DRC, confirm with HOA). The DRC reserves the right to request further drawings, information, samples of materials, etc. for evaluation purposes. Amendments to plans submitted may be required as deemed necessary to comply with the Design Guidelines. 1.2 These Design Guidelines are subordinate to the requirements of the local Municipal Authority and the National Building Regulations (NBR). Drawings must be submitted to the local Municipal Authority for approval, but in the event of any conflict, the more restrictive provision shall apply. 3

4 1.3 No activity will be allowed on site until approved municipal plans have been submitted to the HOA and the site has been screened with new shade cloth. 1.4 If there are discrepancies in this guideline, the DRC should be informed prior to any design or building work taking place. 1.5 The Municipal Occupation Certificate may only be requested from the Council once the HOA Completion Certificate has been issued. 2 ALTERATIONS TO THIS DOCUMENT AND APPROVAL OF PLANS 2.1 The HOA may update and amend the Design Guidelines from time to time without prior notice. 2.2 The HOA shall have absolute discretion in approving or refusing to approve drawings and specifications submitted for approval. 2.3 Designers preparing drawings for submission to the DRC must be registered with the South African Council for the Architectural Profession (SACAP) for preparing building plans on an estate such as Blue Mountain Village. The Owner is to ensure that his appointed designer refers to the latest revised version of this document before commencing with the design of any building on the Estate. 2.4 Contractors must comply with all rules and regulations as defined in the current version of this document. 3 PRECEDENT No precedent on the Estate may be used as motivation for any divergence from the Design Guidelines. 4 NHBRC Only NHBRC registered contractors may undertake construction work within Blue Mountain Village. 5 CONTRACTORS 5.1 Only building contractors as approved by the HOA may be used in the Blue Mountain Retirement Estate. 5.2 Care is to be taken against damage to roadways and neighbouring properties. All and any damage to be made good immediately. The owner will be responsible and liable for any damage or disturbance to the Estate by any party in his employment. Failure to comply may result in penalties being imposed on the contractor or owner. 4

5 5.3 Contractors must make provision for ablution facilities for the use of their employees and subcontractors. 6 VARIATIONS 6.1 During construction, no amendment or alterations may be made to approved plans once signed off by the DRC. Variations to approved plans or finishes must be submitted to the DRC for its consideration and the required submission fee paid. 6.2 Should complications arise during construction, that require immediate action, these must be discussed directly with the DRC. These may be implemented immediately on approval, but amended drawings must be submitted within two weeks of such approval. 6.3 Deviations may result in penalties being imposed on the Owner by the HOA. D. TOWN PLANNING AND BUILDING CONTROLS 1 ZONING Residential iii (1 Unit per erf, no second dwelling units will be allowed). 2 COVERAGE 70m² Open space must be provided per erf. (Refer to municipal requirements) 3 HEIGHT RESTRICTION Single storey (Max. ceiling height 3m) 4 BUILDING LINES 0m building line and subject to clause 2 above and SANS regulation Part T, fire requirements. The requirements include regulations to safety distances. 5 INDIGENOUS TREES / SHRUBS / PLANTS It is recommended that residents plant indigenous species only. 6 PARKING Parking for at least one motor vehicle must be provided per dwelling. One standard garage or one open parking bay. No carports or shade ports are permitted. 5

6 E. DESIGN GUIDELINES 1 STYLE To generally match existing building styles in the estate. 2 ASPECT AND PROSPECT TO BE CONSIDERED Aspect being the relation of the windows to sun and wind (orientation of dwellings) and prospect being the view from the windows to open spaces. In accordance with SANS

7 2.1 Orientation Of Dwellings. The main windows of the living areas, bedrooms and outdoor living areas must be placed so that the orientation of these areas is towards open spaces and maximum 25 degrees off north. All in accordance with SANS Views Though the general slope of the Estate is gradual and therefore no specific or special views need to be incorporated in the design of windows and patios, it is important that the privacy of adjacent properties not be negatively affected. Care must be taken in positioning of windows and doors in relation to adjacent properties. 3 DIRECT LIGHT AND AIR No borrowed light or air inside bathrooms will be permitted. 4 ORNAMENTATION All and any ornamentation on buildings is subject to approval by the Design Review Committee of the HOA. 5 MATERIALS 5.1 Walls: Plastered and painted to standard approved colour code. 5.2 Roofing Material: Roof tiles (slate colour) 40 degrees pitch, 600mm roof overhang with exposed sprockets. Flat Roofed area only with parapets as in the case of a garage. 5.3 Windows and doors: Wooden windows and doors to be natural colour or bronze anodized or powder coated aluminium. All to match style and proportion of existing but, should top-hung be used, it must be the narrower 600 type. External burglar bars will not be permitted. Plaster bands to all window and door openings to match existing. 900mm high Teralene dado to all external walls to approved colour to match. Plastered brick-on-edge window sills to match. 5.4 Verandas, porches and pergolas: 7

8 Supports shall be masonry piers, square timber or metal posts. Timber posts to be placed on a galvanised metal shoe or base column. Painted timber lattice enclosures to verandas will be permitted if in keeping with the overall design at the discretion of the DRC. NO SHADE CLOTH WILL BE PERMITTED Fully retractable under awnings positioned under a pergola structure will be considered at the discretion of the DRC. 5.5 Signage: House numbers shall be between mm in width and mm in height and positioned to be clearly visible from street. No signage such as those of security firms etc. will be permitted. 5.6 Paving: All paving materials to match existing already used in estate. 750mm wide paved apron to be provided around exterior of dwelling to fall to suit. Concrete pavers to driveway to kerb edge. Open areas to be lawned or flower beds to HOA approval. 5.7 Boundary walls and fences: No boundary walls or fences permitted except by special approval of HOA. Any picket fencing to match existing. 5.8 Materials and Finishes NOT permitted: Precast concrete walls Shade-cloth Unpainted or reflective metal sheeting Wire fencing, razor wire or security spikes Flat metal roofs where visible Concrete imprint paving 5.9 Service areas: The following must be screened to HOA approval. (Indicate positions on drawings) Washing lines, refuse bins, dog kennels and gas cylinders must be placed inside a yard area. Water tank (2500L), gas cylinders and geysers not in the yard areas must be screened with a standard timber and fibre cement screen. Air conditioning condenser units must be installed at ground level and placed behind a timber and fibre cement screen General: 8

9 TV aerials, satellite dishes, must be placed so as not to have a negative aesthetic influence on the neighbouring houses and the development in general. All houses must be equipped with an IT/communication distribution board in garage with at least one conduit pipe leading to the ceiling to exit near the gable area to facilitate installation of the outside antennae as well as from this ITC DB to every room that the owner wants a telephone and / or internet point. Solar heating collector panels should be incorporated into the building to form part of the basic structure and must be clearly shown and annotated on drawings. All solar and electrical geysers must be positioned within roof space or the garage. 9