CONTENTS General 1. Introduction and background 2. Definitions Architectural Controls 3. The building envelope 3.1 Boundary lines and height restrictions 3.2 Planning Principle and orientation of buildings 3.3 Form and Scale 4. Architectural elements 4.1 Walls 4.2 Roofs, including roof windows 4.3 Windows, doors and shutters (including garage doors) 4.4 Chimneys and braai s 5. External works 5.1 Balconies 5.2 Balustrading 5.3 Timber decks 5.4 Swimming pools and water features 5.5 Services 6. Suggested colour chart Plans submission process, costs and regulations 7. Submission and approval process 8. Architectural appointment 9. Disclaimers 10. Contact details 1 P age
1. Introduction and background The name Saldanha Bay originally applied to the present Table Bay, where Antonio de Saldanha, a Portuguese admiral anchored h is fleet in 1503. Ironically he never saw the bay that was named after him, since by some navigational error, the name Saldanha Bay was applied to its present position by Joris von Spilbergen. During the Second World War, Saldanha Bay was very important because of its strategic location and safe anchorage as a convoy assembly point. Today Saldanha has a huge iron ore quay and is home to a large variety of fishing vessels. Saldanha Bay is the largest natural bay in South Africa: it offers a paradise for water sport enthusiasts. Its sheltered harbour plays an important part in the huge Sishen-Saldanha iron ore project at which Saldanha Steel, a state of the art steel mill, takes centre stage. Background to the development of the. The purpose of these is to inform Owners and their architects of the building requirements for the estate and to provide information regarding the procedures to be followed in order to obtain approval from the Hoogland Estate Homeowners Association. (Hereafter referred to as HOA ), for all buildings, alterations, additions, structures, walling, fencing and landscaping. In addition to this the Architectural Design Guidelines for the Estate have been developed to control the nature and aesthetics of the development, and to ensure the protection, improvement and enhancement of the natural environment. The guidelines will formulate certain spatial principles for the individual purchaser to respond to. The enforcement of this framework will ensure the following: The protection of the visual and environmental attributes of each individual site, The preservation of the environmental assets of the Estate as a whole, Control of the aesthetic aspect of the development to limit the visual impact of the development The Design Guidelines consists of a number of plans and sectional diagrams to demonstrate the various characteristics of the type of Architecture. The final component of the Guidelines is intended to provide continuity of the built fabric; achieved through uniformity of materials and colour, as well as by controlling the forms, elements and arrangement of buildings. The controls aim to emphasise and create a contemporary Cape Vernacular character in Hoogland and to avoid a typical suburban residential image. These guidelines should not be seen as a restrictive measure but as an instrument to maintain an overall design sensitivity, whilst allowing flexibility for individual expression. The guidelines are supplementary to the National Building Regulations and the requirements. 2. Definitions 2 P age
FINISHED FLOOR LEVEL (FFL) Maximum final level of floor finishes. For the purpose of height restriction calculations, the worst or highest point is used. Where FFL is stepped, height restrictions above natural ground level must be met for each individual platform or level. FINISHED GROUND LEVEL (FGL) Refers to the final surface level after construction and landscaping, and could be hard landscaped surface level or soil level. PRIMARY BUILDINGS Primary buildings consist of core buildings and outbuildings with defined width to length proportion ratios, it is intended that primary buildings. CORE PLAN FORMS Refer to the main building elements housing rooms such as bedrooms, living areas, kitchens, lounges dining areas, offices, gyms etcetera. ABUTMENTS / MINOR PLAN FORMS Refer to building elements attached to the core building forms and include linking elements between core plan forms, pergolas, enclosure of decks or verandas. NATURAL GROUND LEVEL (NGL) The natural ground level is determined by the average of the highest and lowest point with the boundary of an erf and excludes any outcrops or natural features such as rocks etc. COVERAGE Means the total area of a land unit that may be covered by buildings, expressed as a percentage of the area of such land unit, and shall include all roofed areas; provided that the following portions of buildings shall be disregarded in the calculation of coverage: (i) (ii) (iii) (iv) (v) (vi) stoeps, entrance steps and landings; open balconies, retractable awnings; cornices, chimney breasts, pergolas, flower boxes, water pipes, drain pipes and minor; decorative features not projecting more than 500 mm from the wall of the building; eaves not projecting more than 1,0 m from the wall of the building; a basement; provided that the finished level of the top of the basement roof slab does not project above the existing ground level. OUTBUILDINGS Refer to buildings housing garages, servants quarters stores, shed or stables. 3 P age
3. The building envelope The minimum size for a residence is 120m² of habitable floor area. This excludes garages and stores. It is required that each residence allow for the minimum of one garage with a completed driveway. 3.1 Boundary lines and height restrictions 3.1.1 The following restrictions apply to all sites: 4,500mm building line to street, 2,500mm building line to side boundaries, 3,000mm from rear boundaries, Side building lines to plots adjoining public open spaces may be reduced to 1,500mm. For plots with a street front of 16,000mm or less, the side building lines can be reduced to 1,500mm. Garages are to have a setback of 4.5 m from the street and 2.5 m from the Side Boundaries, Side boundaries may be relaxed to the consent of the neighbour and any interested and affected party as determined by council. These relaxed areas may not be used for balconies. Coverage for any site is not to exceed 50%. The number of stories to each erf is not prescribed provided the house in general meets all the requirements contained herein and is within the require coverage. 3.1.2 The total building height restriction is 8,0m measured from the highest point from the back building line. Chimneys may be allowed higher than the restricted height. The maximum external main wall height of any building as measured from finished ground level to the underside of the eaves line shall not exceed 4.5m and abutments with mono-pitch roofs shall be between 2.1m with a maximum of 2.4m. Ceiling heights in both major and minor elements shall not be lower than 2.4m. The maximum height of garage parapets to be 3.5m. Drawing showing the height restriction. 4 P age
3.2 Planning Principles and orientation: This section of the is aimed at giving the designer a background to Cape Vernacular Architecture as well as introducing some of the basic concepts upon which the development and origin of these guidelines are based. This is inspired by the following: The simple living of the West Coast Cottage, but specifically the farm buildings and outbuilding because: œ The simpler lines of the more utilitarian buildings are more successfully adapted to contemporary living, œ Large internal volumes give opportunities for double volumes/ lofts/ mezzanines therefore steering away from the suburban image. Double story buildings are not permitted and therefore the integration of lofts and mezzanines, œ The barn like buildings can handle having large apertures cut into them. The basic shape: the barn. œ Each wing of the house is designed as a separate barn. œ It is encouraged that garages should also be treated as barns, alternatively as secondary structures to the core building with mono-pitched roofs. œ The roof pitch and plan width of core buildings are fixed. œ The forms are simple and contemporary. œ Vehicular access to the site can be taken at one point only. The style generally comprises a main building structure, with secondary buildings attached, all made up of common building elements. The main building structure being softened by the secondary building elements, such as lean to roof structures (the afdak), pergolas and patios. 5 P age
Orientation: œ Outdoor space should preferably be protected from the prevailing South-Easterly winds in summer. œ Houses should preferably be positioned so that the private garden area faces north. œ The success of the scheme is the specification of one palette of natural building materials, one roof material and a strict control over the general size and massing of the buildings. Correct Incorrect 6 P age
4. Architectural Elements 4.1 Walls Natural load bearing stonewalls are permitted only as a plinth, retaining wall, perimeter boundary or werf walls and in especially motivated instances, to limited wall areas. A sample of the proposed stonewall which is to be horizontally coursed in appearance is to be approved on site by the HOA prior to commencing construction. As a general rule, white is encouraged as an external colour and the colour specifications referred to in this document should be consulted. Refer to part 6 of this document. Buttresses on ends and sides are encouraged. Buttresses are to have a maximum angle of 45degrees, extending towards the ground with a minimum height of 1,5m above the natural ground level. Buttress walls may extend to wallplate height up to a maximum of 4,5m. œ Specific Inclusions œ Smooth bagged and painted to fair face brick work œ with plaster surrounds and plinth œ Smooth / Sponge plastered and painted œ Stone- white calcite stone only (no imitations). Specific Exclusions Exposed Concrete Facebrick, unplastered cement block work Excessive texturing such as Spanish plaster No vibracrete (precast concrete walls). 4.1.1 Boundary walls and Service Yards Boundary walls defining the edges of yards, courtyards, gardens and properties, should be built to a maximum height of 1.8m to sides and1.5m to the street and have a minimum plastered thickness of 220mm. Walls should follow the natural contours of the site and therefore no steps allowed. The use of high walls should be restricted to private and kitchen yards, as screening elements and wind breaks. Continuous boundary walls should be punctuated with simple unadorned supporting square priers or buttresses, and palisade or wrought iron. Pre-cast or concrete copings are not permitted, and tops of walls should be plastered round or tapered copings. œ Specific Inclusions Specific Exclusions œ Plastered brickwork Face brick œ Limited natural stone Decorative plaster mouldings œ Robust walls with niches Quoins or rustication œ Bagged brickwork œ Fencing and palisading if incorporated into walls 7 P age
œ Stone or brick piers and buttresses 4.1.2 Retaining Structures It is imperative that the existing topography is carefully considered when citing of dwellings, terraces and gardens are planned. Low retaining structures are to be used which are sympathetic to the natural contours of each site unless otherwise agreed between home owners. œ Height of retaining structures: No single retaining structure may exceed 1.2 metres in height. œ Terraforce / Loffelstein : No concrete blocks like Terraforce or Loffelstein will be permitted. 8 P age
4.2 Roofs and roof windows 4.2.1 Core buildings: All roofs shall be pitched between 30 and 40º. All roofs shall terminate in gables with clipped eaves and are to be symmetrical at the gable ends. No hipped ends are permitted but valleys are permitted in the instance of two core plans forms set at 90 degrees to each other. No copies of historic gables will be permitted. Roofs must be clipped or flush eaves with fascias along the roof edge running the length of the longitudinal side of the building. Verge s at gables are not to exceed 150mm beyond the face of the external wall, and when used are to be concealed with either gypsum or timber. All eaves are to be painted. 4.2.2 Abutment Roofs: Abutment roofs are limited to mono-pitched roofs set at a minimum of 5 degrees with a maximum of 15 degrees. Flat concrete roofs (i.e. between core building elements) shall be covered with a stone chip layer of a minimum of 50mm to conceal the waterproofing behind parapet walls. Where the flat concrete roof forms a terrace, this shall be tiled in a natural material. Flat concrete roofs may not be used as roofing over abutments and only over spaces connecting core buildings and outbuildings. Aluminium gutters are to be finished as per the roof sheeting colour or to match the colour of the external walls. Down pipes to be painted in a matching colour of the external walls. Metal chains may be used in lieu of down pipes to the approval of the HOA. Gargoyles are permitted to the approval of the HOA. All roofs are to be Cape Charcoal colour, unless confirmed with HOA. Specific Inclusions Specific Exclusions Corrugated iron Victorian profile Clay Tiles Kliplock roof system powder coated Thatch Roofs IBR sheeting powder coated 4.2.3 Concrete Roofs: Where a flat concrete roof is used as a connecting element between two major forms, the top of the concrete parapet must be at least 125 mm below the fascia boards of the major roof elements. Only a flat concrete roof, or a lean-to roof with a parapet toward the outside, may be used to link the major forms. The extent of flat roofs as linking elements will be restricted to the width of the main form and be contained, on two sides at least, by major forms and should not project more than 3m beyond the extent of the major form. It should be noted that the regular plan shapes must be adhered to although concrete roofs do not have to be rectilinear. The extent of the flat concrete roof will be no greater than 20% of the total roofed area. 9 P age
4.2.4 Roof Lights and Roof Windows Roof lights and roof windows are to be set into the plane of the roof. Max size 780mm x 1400mm, Velux or similar approved by the HOA. Roof lights are to be installed in a vertical orientation as illustrated positioned on the centreline of openings on the external walls. No dormers will be permitted in any form whatsoever, unless used as an opening to link between elements. Secondary gables are permitted to the main flat façade of the core building but must be placed in the centre of the length of the building and may only contain windows, which are cantered on the gable. The roof of the gable may not exceed two-thirds of the main roof over the core building. 10 P age
4.3 Doors All openings larger than 3.0 meters wide are to be set back from the face of the building by 600 mm or be shaded by a pergola or covered terrace with a mono-pitch roof. Doors are to be side hung, stacking, cavity sliding, timber, aluminium. If aluminium doors are selected, palace sections are to be used or similar as approved by HOA. Feature doors and windows may wrap around from gable ends to principle facades to a maximum continuous height of 3m. Door on gable ends have no dimensional restrictions they may, however not extend unbroken through linking elements. Entrance gates to be timber slatted or simple wrought iron. If wrought iron the gate must be manufactured according to the traditional wrought iron method. Decorative elements are to be kept to a minimum. Examples of doors that may be used: œ Specific Inclusions œ Natural timber œ Painted timber œ Epoxy coated aluminium Specific Exclusions Cottage pane doors PVC Doors 4.3.1 Garage Doors Only 3 single garage doors or 2 double doors are permitted in one wall plane, bit not a combination of both. If more than 3 doors are required the additional door/s should be on a different façade. Garage doors may be single in 2,440mm wide openings or double 4,480mm maximum width openings. Garage doors should be of natural timber or match walls, roof or windows and should to be simple in design and to consist primarily of wide planked horizontal or vertical timber boarding. Permitted: Not Permitted: œ Specific Inclusions œ Natural timber œ Painted timber Specific Exclusions Ornate or carved doors Cottage pane doors œ Epoxy coated aluminium or pvc 11 P age
4.3.3 Shutters Permitted: The use of shutters is an essentially west coast element, their use is thoroughly encouraged. Shutters must be functional - either used as sun shading or as security. No false shutters are permitted. All shutter are to follow the proportions and shapes of the doors and windows to which they are attached. Not Permitted: œ Specific Inclusions Specific Exclusions œ Sliding or traditional opening Mock shutters œ Aluminium or timber (colours to match windows/doors) œ Fixed adjustable louvres 4.4 Pergolas and Veranda s Verandas can wrap around corners, but on one façade only, they must be set back from corners by a min of 1,2m. Minimum height between finished level and underside veranda eaves is to be 2.1m with a maximum of 2.4m. Pergolas may be a combination of wood and steel columns should be square or rectangular in shape, but not cylindrical and constructed of either stone; masonry steel or timber or a combination thereof. Retractable canvas awnings may be installed under pergolas. Canvas is to be uniform in colour (no stripes, no bright colours will be allowed). Colour is to be approved by the HOA. œ Specific Exclusions œ Victorian cast iron broekie lace œ Period imitations œ Ornate design œ Colours other than in Inclusions œ Shade cloth will not be permitted. Specific Inclusions Timber posts (double or single) Steel posts Plastered masonry or natural stone piers Various options for pergola structures. 12 P age
4.5 Chimneys and Braai s Chimneys may be constructed of materials as described under walls, flue pipes may be concealed within chimneystacks of masonry or stone construction, or alternatively expressed as external elements. No decorative cowls are permitted. Chimneys may not extend more than 1.2m above eaves height or 1.2m at the nearest point of contact in the roof. Examples: 13 P age
5. External Works 5.1 Balconies Balconies are not allowed on gable walls, they must form an integral part of the design and any visible sides of slabs, or brickwork must be plastered and painted to match the wall surface to which they attach. The slab may protrude a maximum of 1,5m from the exterior face of the building, and the width of the balcony may not exceed 3,0m. A balustrade must be fixed onto the side or top of the entire slab. Balconies may cantilever, supported by columns or combined with extended stairs. 5.2 Balustrades The height of the top of all handrails on balustrades, including those mounted onto plastered brick balustrades must be 1,050mm above the floor finishes of the balcony slab. Not Permitted: œ Specific Inclusions œ Simple, in timber, glass, masonry or steel Specific Exclusions Victorian, ornate design Decorative patterns 5.3 Timber Decks The maximum height of deck supports shall be 1500mm above finished ground level. Supports may be of the following types: œ Timber posts (double or single) œ Steel posts œ Plastered masonry or natural stone piers 5.4 Swimming pools and water features It is encouraged that the design of swimming pools be an integral part of the overall layout of the residence either enclosed in courtyards framed by buildings elements, or as an addition / extension of building elements. Swimming pools are to be either square or rectangular or a combination thereof. No organic shapes are permitted. Swimming pools should be fully sunk into the natural ground but can be raised by a maximum 500mm. Swimming pools and water feature linings are to be plastered in either, grey or charcoal plaster or lined as equivalent colour of fibre glass lining. 5.4.1 Swimming Pool Pumps Pool filtration systems and pumps must be screened with either a masonry or stone wall or timber picket fence. Citing will be subject to scrutiny by the HOA. 14 P age
5.5 Services SATELLITE DISHES Satellite dishes and TV aerials must be fitted below the eaves line of the main building form. Colour must match the wall or roof colour. SERVICE PIPES Sewer and vent pipes must be concealed within the wall plane of the building. AIR CONDITIONING Air conditioning condenser units must be installed at ground level, and screened from view. Window mounted units will not be permitted. Only wall units within 1.2m height taken above the finished ground level floor will be allowed. HOUSE NUMBERS The HOA will agree on typical house name and number signage, all to be homogenous. CLOTHES LINES, REFUSE AREAS, SERVICE COURTARDS Clothes lines and refuse bins must be screened by a 2,1 m high wall or placed in a concealed service court. Refuse bins must be concealed from general public view. Refuse rooms or enclosures are encouraged. ELECTRIC METER BOX Electric meters must be concealed from view (i.e. garages). EXTERNAL LIGHTING External lighting must be discreet, and where possible, light sources are not to be visible. It is advised that the HOA agree on standard lighting types in servitudes and common areas to maintain homogeneity. SOLAR HEATING Solar heated hot water systems are encouraged. The panels must be mounted flush in the plane of the roof. Solar panel installation will not be permitted without consent from the HOA. Panels visible from the roads or by neighbours are discouraged. GAS BOTTLES All gas bottle stores are to be treated as services and thus not be visible from the street or public open spaces. GREY WATER SYSTEMS 15 P age
HOOGLAND ESTATE The use of greywater systems is highley encouraged throughout the scheme. 6. Suggested Colour Chart In addition to the walls being smooth plaster and paint in either white or sandy tones, the following colour chart is recommended for Hoogland Estate: From the Midas colour range: ú ú ú ú ú ú Almost there, Slightly White, Whisps of Umber, Magic Mushroom, Flaking Paint, Mouldy Granite. 16 P a g e
Plans submission process, costs and regulations 7. Submission of council drawings to the AC: No building work, fences, walls or other structures may be erected until the developer or his principle agent have approved them in writing. Building plans may only be submitted to local authority, once it has been approved by the HOA. To facilitate the approval process by the HOA, sketch plans should be submitted for approval, prior to the preparation of the final council submission drawings. A set of council submission drawings are to be submitted to the HOA prior to council submission (Saldanah Bay Municipality). These drawings may only be submitted, after sketch plan approval. The drawings need to comply with requirements of local authority, but should also include the following: œ Site Survey (by a qualified Land Surveyor) œ Standard drawings as prepared for submission to the Council in terms of the National Building Regulations and the Local Authority Requirements. Minimum requirements for submission to the AC are as follows: œ 1:200 Site Plan showing the building zone, setbacks, contours, roof-plan, decks or terraces, walls, hard and soft landscaping and driveways. œ 1:100 Floor plans showing: all building elements, retaining walls, terraces, decks etc. Floor space measured in accordance with the definition per floor. œ 1:100 Elevations (all) showing levels in relation to natural ground level, heights, materials and finishes. œ Longitudinal section taken through slope of site and showing site boundaries, natural ground line, finished ground line and heights. œ Boundary wall design walls between sites, and walls facing private road. œ Levels to be related to actual levels taken from Land Surveyors survey drawings. œ Summary of areas & coverage, including main buildings, garages, decks & terraces & hard landscaping. œ Landscape plan indicating hard and soft landscaping and planting proposals œ Perspective images or a computer generated model showing all aspects/views of the proposed Building. œ Alternatively a physical model of the proposal at a minimum scale of 1:200 œ Full list of specifications, including final colours and materials of all external finishes. Two sets of drawings need to be submitted to the HOA. One set will be retained by the HOA for their records. The approved plans will be returned for submission to the local authority (Saldanah Bay Municipality). One set of the council approved plans are again to be submitted to the HOA for their records. A copy of the local council approved plans are to be available on site at all times during the building construction process. 7.1 Scrutiny Fees Scrutiny fees will cover two site inspections, one at finished ground floor level and one at final construction height of the building, site inspections over and above this shall be charged for at an hourly rate as deemed by the South African Council for the Architectural Profession (SACAP rates). These fees have been set at R2, 000.00 per plan for new houses (R1, 000.00 for the scrutiny fee, and a further R1, 000.00 for the site 17 P age
inspections covering all disbursements), and R650.00 for Ryder plans / deviations from plans once the initial plans have been approved for construction. The above scrutiny fee will escalate 10% annually from May 2007. 8. Architectural Appointment The purchaser is obliged to make use of a qualified and registered architect for design and plan submission up to a minimum of council submission (part of stage 4 of the standard architectural appointment as set out by the South African Institute of Architects). The purchaser is further strongly encouraged to make use of the services of an architect for the full building process to ensure that site management and supervision takes place in accordance with the controls and the construction and environmental management plans. A list of recommended architects is available from the Developer. 9. Disclaimers This document is considered supplementary to the National Building Regulations (N.B.R.) and cannot take precedence. Should any provisions of this document be regarded as contrary to the N.B.R., then the N.B.R. shall prevail. This document is considered supplementary to the Local Authority requirements and cannot take precedence. Should any provisions of this document be regarded as contrary to the Local Authority requirements, then the Local Authority requirements shall prevail, other than for the aesthetic or architectural approval. 10. Contact Details The Hoogland Estate Aesthetics Committee can be reached at the following contact details: œ architecture and interiors 113 wembley square, gardens, cape town tel: 021 461 7755 / 082 781 7755 fax: 086 692 1113 mail: renato@gsquared.co.za œ Kingston and Associates Professional Land Surveyors P O Box 620 Simon's Town 7995, Tel/ fax: 021 7801999 mobile: 083 691 9019 mail : kingston@mweb.co.za 18 P age