TABLE OF CONTENTS 1 INTRODUCTION 2 GENERAL 3 EXTERNAL DESIGN CRITERIA 4 TOWNPLANNING 5 LANDSCAPING 6 COLOUR PALETTE 7 AESTHETICS COMMITTEE APPROVAL PROCESS 8 DRAWING SUBMISSION REQUIREMENTS 9 ADDENDUM A: PLAN SUBMISSION CHECKLIST 10 ADDENDUM B: LAKES & FOUNTAINS FENCING SAMPLES 11 ADDENDUM C: CLIENTS ACCEPTNACE FORM 2 P a g e
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. Spas and wellness centre 1.2 Residential Zone comprising: o Single Family Residential plots: 283 of sizes varying from 694m² to 2989m² o Lakes Townhouses: 105 units o Fountains Townhouses: 111 units o Icon Apartment Block: 42 units 1.3 Green Zone comprising: High conservation areas retained in its natural state Green spaces and water elements The hotel / commercial centre forms the historical village core and as such is situated on an island and has its own distinctive architectural theming as opposed to that of the residential zone. This document deals with the architectural guidelines for the residential sector only. 3 P a g e
2. 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 prairie style, reflecting strong horizontal lines combined with minimalist contemporary elements. 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 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 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. 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. The developer 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. 4 P a g e
3. EXTERNAL DESIGN CRITERIA 3.1 The architectural style is characterised by strong horizontal lines, low pitched tiled hip roofs with large overhangs, chimneys and other vertical accents, the use of rendered brick walls in combination with natural stone. 3.2 Recommended roof tiles are flat un-profiled cement shingles, to approved colour. Marley Modern or Lafarge Elite are good examples. 3.3 Roof pitch to be 17 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. No pitched roofs with gable ends are allowed. Large roofs must be broken down into smaller components to provide a more fragmented mass but the excessive use of valleys and hips is not desirable. 3.4 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 3.5 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. 3.6 Windows and sliding doors may be either aluminium or timber. No cottage pane windows allowed. 3.7 Garage doors to be horizontally slatted timber or aluminum 3.8 All dwellings to have style specific 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. 3.9 Covered patios with a built in braai are encouraged as well as timber pergolas and decks. The latter particularly on waterfront dwellings. 3.10 Horizontal lines to be emphasised through the architectural massing and may be emphasized through the use of brick planters, articulated horizontal plaster bands, fanlights. 3.11 The use of horizontally accented and clerestory windows are encouraged. 3.12 Plan forms must be rectangular or composed of rectangular or square forms. 3.13 Modern building elements may be incorporated in the design, i.e. large glass panels, simple bold walls. Circular or freeform elements are not allowed. 3.14 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 3.15 All balustrades have to have horizontal accent, except for vertical supports 3.16 All garages and outbuildings shall be constructed to form an integral part of the main house and finished to match same. 5 P a g e
3.17 External fixtures such as light fittings must be of a contemporary design that compliments the style. 3.18 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. 3.19 Laundry drying areas, refuse bins and water storage tanks must be fully screened with a 2 meter high screen wall. 3.20 All soil pipes, waste pipes and rainwater down pipes to be enclosed in ducts or concealed 3.21 The internal design and character of the dwellings are not restricted. 3.22 Roof space may be utilised as lofts. 3.23 The privacy of neighbours must be taken into consideration. 3.24 Solar heating panels to be situated out of view of roadways, parks and neighbours. Solar heating panels must be installed on flat roofs that are lower than the geyser positions and must 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 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. 3.25 Heat pump based water heating systems may be considered as an alternative to solar heated water systems, in which case as per 2.23, neither geyser nor condenser may be visible. 3.26 The means of rainwater disposal on balconies and flat concrete roofs, together with rain water disposal spouts to be detailed and submitted for approval. 3.27 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 6 P a g e
4. TOWNPLANNING 4.1 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 outbuildings, but excluding open patios, pools, etc.) The floor area of an upper level including any double volume space may not exceed 60 percent of the total floor area of the level directly below. Some tiled roof areas to lower levels are imperative. 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. Houses are limited to a minimum size of 300m²) 4.2 MAXIMUM BUILDING HEIGHT: Single residential plots: Two storeys 4.3 BUILDING LINES: Apartments and townhouses: as per approved site development plan Single unit residential plots: Building lines applies to all residential sites irrespective of erf size to the following parameters: Street Boundary: 5000mm Peripheral Park Boundary: 2000mm Park Boundary: 3750mm Side Boundaries: 2000mm for a single storey, 3750mm for those portions of the house that exceeds 4500mm in height but not exceeding 7500mm in height. Where the height exceeds 7500mm, side building lines are 4500mm 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 and other portions of the house to the discretion of the committee. 4.4 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. 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. 7 P a g e
5. LANDSCAPING 5.1 No existing trees may be removed without the consent of the Lombardy Estate HOA. 5.2 Landscaping to follow the guidelines proposed for the total development. A list of approved plants and hard landscaping materials will be provided. 5.3 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 5.4 Brickwork planters are encouraged. 5.5 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 extend within 5 meters of front and park boundaries. Such high walls have to form an integral part of the main building. No pre-fabricated walling system will be allowed. 5.6 Walls on street and open space boundaries will be restricted to low 1,2 meters high stone or brick walls. Raised planters are allowed. 5.7 No pre-fabricated walling system will be allowed. 5.8 For the townhouses and apartments only, an additional boundary fence to the existing, may be erected if required for pet control. The fence specifications must be one of the following (as per attached sketches Appendix 1): a black clearview fence by Cochrane (option 1) steel and timber construction (option 2) planted hedge (may have internally fully hidden fencing) Take note that the HOA and it s designers are not accountable should pets not be held in yards by the pre-scribed specification. 8 P a g e
6. COLOUR PALETTE: The colour table below represents the colour schemes which are permitted to be used in the development together with the matching roof colour. All paint colours are to be selected from the MIDAS 100 EARTHCOTE RANGE OR PLASCON MICATEX RANGE Colour variations will be allowed and will require the submission of actual sample colours, for approval. BASE TONE ACCENT TONE A B C D E F G H I at HAZY MORNING EVASIVE WHITE BLEACHED WASH TABLE MOSIAC BLEACHED WASH TABLE MOSIAC WILD BOAR LONDON HAZE STARFISH VERDICT EXPRESSIONS HAY FEVER COMPETITOR HAY FEVER COMPETITOR FLAKING PAINT AFTERNOON SHOWER TRINKET BRAZIL NUT KETTLE SPOUT TOUCHSTONE WILD BOAR LONDON HAZE RASPBERRY RED MAJESTIC PROMENADE BLEACHED WASH TABLE MOSIAC KETTLE SPOUT TOUCHSTONE KETTLE SPOUT TOUCHSTONE RASPBERRY RED MAJESTIC PROMENADE KETTLE SPOUT TOUCHSTONE CANDLE LIGHT MISTY VALLEY ROOF TILE COLOUR SLATE SLATE SLATE SLATE BROWN BROWN RED RED AMBER 9 P a g e
7 AESTHETICS COMMITTEE APPROVAL PROCESS: 7.1 Sketch plans are to be submitted by the client to QTS Architects, the controlling architect for approval and must meet the requirements, as set out in the Lombardy HOA Design Guidelines document. The fee for plan approval will be R 5 700,00 (incl. VAT), payable directly to QTS Architects. The fee includes and allows for three plan submissions and three site inspections during construction. Any meetings between the controlling architect and the clients architect will be charged additionally at a rate of R1140 (incl VAT) an hour. The review process will not commence without proof of payment upon which QTS will issue a VAT invoice to the client if required. QTS banking details: account holder: Quadtrisir Architects bank: STANDARD BANK (SOUTH AFRICA) account number: 011 804 181 branch BROOKLYN, 011-245 (BRANCH CODE) Furthermore, in the event that plan approval cannot be obtained by the third submission of plans to the controlling architect, an additional fee of R1710,00 (incl. VAT) will be charged for the fourth submission. Once approval is achieved, all plans will also require approval by the local authorities prior to any building activities commencing. The site inspections will be conducted during the construction phase of the client s project. The first inspections will coincide approximately with two construction milestones: surface bed level and roof installation. The third inspection takes place at completion. The aim of the inspections are to assist the HOA with their duties of ensuring that clients execute construction of their houses according to the approved plans. All inspections will be conducted on a visual inspection basis and no measurements will be taken as such. QTS will issue an inspection report to the Lombardy HOA after each inspection. NOTES: Note very importantly that the onus rests with the client to notify the HOA that the inspection milestones have been reached. Houses must be designed and submitted by Professional and SACAP registered Architects from the approved Estate Architect s Panel. Architects construction supervision is compulsory Clients are not permitted to occupy houses until both a council and architect s completion certificate has been issued Building works must commence within 1 year of purchase date of property Building work must be completed in one year from commencement of building work. 10 P a g e
8 DRAWING SUBMISSION REQUIREMENTS 8.1 1 x Site plan (scale 1:200) 1 x Floor plan (scale 1:100 including m2) 1 x First Floor Plan (scale 1:100 including m2) 1 x Section (scale 1:100) 1 x Roof plan (scale 1:100) All elevations (scale 1:100) NOTE: ONLY ONE SET OF DRAWINGS IS REQUIRED TO BE SUBMITTED FOR THE FIRST AND SUBSEQUENT SUBMISSION UNTIL APPROVAL IS ACHIEVED, WHEREAFTER THE OTHER SETS MAY BE SUMBITTED FOR STAMPING. THE HOA REQUIRES TWO SETS FOR RECORD, IN ADDITION TO COUNCIL REQUIREMENTS. 8.2 Signed copy of the estate guidelines It is a requirement of these guidelines that the client / home owner sign the acceptance sheet at the end of this document and submit the same with the final plans for approval 8.3 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. 11 P a g e
9 ADDENDUM A: PLAN SUBMISSION CHECKLIST No Description Comments 1 GENERAL 1.1 Site plan received (scale 1:100/1:200) 1.1.1 o Contours indicated 1.1.2 o Orientation of the development 1.1.3 o Parking areas 1.1.4 o Layout of existing trees 1.1.5 o Stormwater management 1.1.6 o Boundary dimensions, 1.1.7 o new work is contained in building envelope 1.1.8 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) 1.5.1 o NGL indicated 1.5.2 o All finishes, elevations presented in colour with palette codes 1.5.3 o Position of air conditioners 1.5.4 o Boundary wall elevations 1.6 Roof plan received (scale 1:100) 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 & park 5m, side 2m single storey 3,75m double storey 2.5 Ratio of first to ground floor area max 60 % 2.6 Total floor area of dwelling min 300m² 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 Flat unprofiled cement shingles 4.4 All pitched roofs to be hipped roofs & overhangs boxed in 4.5 Gutters: note for no gutters or details for hidden gutters & downpipes 4.6 External walls to be painted plaster with stone elements 4.7 Windows & doors aluminium /timber 4.8 Chimneys to be stone or plastered brick and strong design feature 4.9 Horizontal lines emphasized 4.10 Plan forms rectangular 4.11 Balconies on upper levels screened or within 3,75m building line 4.12 Privacy of neighbours taken into consideration 4.13 Soil and waste pipes enclosed in ducts 4.14 Services ie: a/c, wash line, satellite dish, solar heating panels, heat pumps etc. not visible 12 P a g e
10 ADDENDUM B: LAKES & FOUNTAINS FENCING SAMPLES 13 P a g e
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11 ADDENDUM C: CLIENTS SIGNATURE FORM 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 15 P a g e