LOMBARDY ESTATE ARCHITECTURAL GUIDELINES RESIDENTIAL SECTOR
1. INTRODUCTION Lombardy Estate is a unique residential, commercial and nature development situated to the East of Pretoria. The development is divided into zones: 1.1 Hotel/Commercial Zone comprising: The existing Lombardy Boutique Hotel and Restaurant with conference/banqueting facilities. Proposal spa and wellness centre Proposal retail component Proposal commercial office space 1.2 Residential Zone comprising: Single Family Residential plots: 283 of sizes varying from 694 to 2 989 sqm Apartments: Townhouses: 105 units 111 units
1.3 Green Zone comprising High conservation areas retained in its natural state Green spaces and water elements RESIDENTIAL ZONE 1. General To preserve the separate identity of the village core no Tuscan elements may be used in the residential zone. The architecture of the residential portion of the development is based on the timeless and sophisticated, yet rustic, prairie style, reflecting strong horizontal lines. Quadtrisir Architects has been appointed as the controlling architect. The Lombardy Estate Homeowners Association Constitution makes it incumbent on all owners to obtain the controlling architect s approval before commencement of building and before any significant changes are made to the external appearance of buildings, landscaping and external features. The controlling architect shall at all times balance the project and individual owner s requirements with the environment. These 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. The developer in collaboration with the controlling architect reserve the right to make additions and alterations to these guidelines, which in their opinion, is necessary to create and guide the development of architectural style and character that is envisaged for the entire development.
2. EXTERNAL DESIGN CRITERIA 2.1 The architectural style is characterised by strong horizontal lines, low pitched tiled hip roofs with large overhangs, chimneys, the use of rendered brick walls in combination with natural stone. 2.2 Recommended roof tiles are flat profiled cement shingles, terracotta coloured. Roof pitch to be 17 degrees. Overhangs to be 1 200mm. All pitched roofs to be hip roofs with boxed in overhangs. No pitched roofs with gable ends are allowed. Large roofs must be broken down to provide a more fragmented mass. 2.3 Flat concrete roofs may be used in combination with tiled roofs. The area of flat roofs may not be exceed that of tiled roofs. Visible waterproofing to be covered with pebbles or landscapes features. 2.4 External wall finish to be painted plaster with some natural stone elements. Paint colours to be earthy tones and chosen from an approved colour palette. Gabion walls are allowed. 2.5 Windows and sliding doors may be either aluminium or timber. No cottage pane windows allowed. 2.6 All dwellings to have chimneys. Chimneys to be stone or plastered brick, prominent and rectangular in shape with a coping. Chimneys represent the heart of the house in this style of architecture. 2.7 Covered patios with a built in braai are encouraged as well as timber pergolas and decks. The latter particularly on waterfront dwellings. 2.8 Horizontal lines to be emphasised i.e. through the use of brick planters, articulated horizontal plaster bands, fanlights. 2.9 The use of clerestory windows are encouraged. 2.10 Plan forms must be rectangular or composed of rectangular or square forms. 2.11 Modern building elements may be incorporated in the design, i.e. large glass panels, simple bold walls. Circular or freeform elements are not allowed. 2.12 The floor area of an upper level may not exceed 60% (percent) of the total floor area of the level directly below. Some tiled roof areas to lower levels are imperative. 2.13 Balconies to upper levels are encouraged. 2.14 All garages and outbuildings shall be constructed and finished to match the main house.
2.15 Fixtures and other items such as wash lines, air conditioning units, satellite dishes and down pipes shall be sited as discreetly as possible and out of view of roadways, parks and neighbours. Laundry drying areas and refuse bins must be fully screened. Soil and waste pipes to be enclosed in ducts. 2.16 The internal design and character of the dwellings are not restricted. 2.17 Roof space may be utilised as lofts. 2.18 The privacy of neighbours need to be taken into consideration. ADDENDUM 2.19 Solar heating panels to be situated out of view of roadways, parks and Neighbours. Solar heating panels can be installed on flat roofs that are lower than the geyser positions as long as they are not in view of roadways, parks and neighbours. If solar panels cannot be incorporated on flat roofs the architectural committee will however consider carefully designed roofs with solar panels incorporated flush with the tiles. The hipped roofs containing solar panels are to be designed in such a way that visible glass areas does not in any way impact negatively on the desired flat profiled tiled areas. 3. TOWNPLANNING 3.1 DENSITY AND COVERAGE. Apartments and townhouses: As per approved site development plan Single family plots: The maximum building coverage is 50% (percent) (including covered patios and out -buildings, but excluding open patios, pools, etc.) The first floor not to exceed 60% (percent) of the total ground floor area. Only one residence per erf is allowed with the exception of staff accommodation or a granny flat. These shall not be housed in a separate building. 3.2 MAXIMUM BUILDING HEIGHTS. Apartments: Two or three storeys as per approved site development plan.
Townhouses: Two storeys Single family plots: Two storeys 3.3 Building lines All residential sites irrespective of erf size. Apartments and Houses: As per approved site development plan Single storey plots: 5 meter on street front 2 meter on side boundaries 3.75 metres for those portions of the house that exceeds 4.5 metres but not exceeding 7.5 metres. Where the height exceeds 7.5 metres the side building lines are 4.5 metres for that portion. The building line adjacent to waterways may be relaxed to accommodate projecting patios. Side building lines may be relaxed in regard to the positioning of garages only. 3.4 Access Vehicular access to plots may be taken at one point only and not exceed 5m width. 4. LANDSCAPING AND WALLS 4.1 No existing trees may be removed without the consent of the Lombardy Estate HOA. 4.2 Landscaping to follow the guidelines proposed for the total development. A list of approved plants and hard landscaping materials will be provided. 4.3 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.
4.4 Brickwork planters are encouraged. 4.5 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 extent within 5 meters of front and back boundaries. High walls have to form an integral part of the main building. No pre-fabricated walling system will be allowed. 4.6 Walls on street and open space boundaries will be restricted to low stone or brick walls and raised planters only. 4.7 A 1,2 meter high brickwork wall, trellis or plants is suggested (on erven adjoining greens, parks or water) as a dividing wall between properties to the furthest extent of swimming pools or paved patios. This wall must not encroach less than 5 metres from the open space boundary. Thereafter maximum height of dividing wall, trellis or plants to be 0.6 metres. 4.8 Walls on open space boundaries will be restricted to low stone or brick walls and raised planters only. 4.9 No pre-fabricated walling system will be allowed. 5. REQUIRED DRAWINGS BY ARCHITECTURAL COMMITTEE. 5.1 1x Site plan (scale 1:200) The site plan shall indicate at least: Orientation of the development Parking areas Layout of existing trees Storm water management Boundary dimensions, indicating that building work is contained within the building envelope Neighbouring stand number 5.2 1x Floor plan (scale 1:100 including m2) 5.3 1x First floor plan (scale 1:100 including m2)
5.4 1x Section (scale 1:100) 5.5 1x All elevations (scale 1:100) The elevations shall indicate at least: All finishes Position of air conditioners Roof pitches 5.6 1x Roof plan (scale 1:100) 6. General 6.1 Sketch plans to be submitted with above requirements. The fee will be R 3 000.00 6.2 Working drawings will also be submitted when ready for council approval. No additional fee will be charged. These drawings shall include the following: 1x Land surveyor plan (scale 1:100) The site plan shall indicate: Position of setting out pegs and contours of site Plans by specialist: Swimming pools, water features, landscape features, enclosed patios, timber decks, aluminium windows etc. 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.