WEDDERWILL COUNTRY ESTATE DESIGN MANUAL

Transcription

WEDDERWILL COUNTRY ESTATE
DESIGN MANUAL
AGRICULTURAL SUBDIVISIONS
WESTRIDGE AND MANOR HOUSE
EASTRIDGE
GLADES
RIDGE
WATER’S EDGE
MAY 2004
DE WERF
SEPTEMBER 2005
CHITTENDEN NICKS DE VILLIERS
environmental planning, urban design, landscape architecture
i
REF: 98430/Wedderwill Design Manual
May 2004
TABLE OF CONTENTS
1.
Design Manual Objectives
2.
Preparation and Approval of Building Plans and Landscape Proposals
3.
Precinct Manuals and Diagrams
3.1
Agricultural Subdivisions
3.2
Westridge and Manor House
3.3
Eastridge
3.4
Glades
3.5
Ridge
3.6
Water’s Edge
3.7
De werf
4.
Proposed Plant List
5.
General Servitude Diagram
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1.
DESIGN MANUAL OBJECTIVES
1.
This design manual has been drawn up to ensure that the development of Wedderwill
Country Estate will have a minimal impact on the natural beauty of the site, and that
disparate styles of architecture do not conflict with one another in the landscape to the
detriment of the environment and the investment value of the development as a whole.
The Home Owners Association have adopted a flexible design framework for establishing a
harmonious and visually pleasing character for the development. It is not the intention to
unreasonably constrain building design, but rather to establish a language of architectural
style and methodology for development in harmony with nature, which will be to the benefit
of both the landscape and the residents of Wedderwill.
2.
The design manual sets out criteria to establish built form, acceptable building materials,
and, building coverage including outbuildings for all units. This manual should be read in
conjunction with the approved subdivision diagram indicating erf building line/common
setback lines and servitudes registered across the erven. All houses, including outbuildings,
are to be restricted to the prescribed development area as indicated on the attached
development plans. Any future building alterations undertaken by the home owner will also
be subject to the criteria established within this design manual.
3.
The design criteria set out in this manual are in accordance with municipal and/or national
building regulations. All plans submitted will need to be in compliance with both the design
manual and the existing local authorities' regulations before they can be formally approved.
The on-going implementation and management of the development, in terms of a design
manual, is a legal condition of the rezoning approval of the original Wedderwill Estate. The
articles of association of the Home Owners Association contain restrictive clauses to ensure
compliance with the individual precinct design manuals.
4.
The developers, through their appointed project architect/planner, and subsequently the
Wedderwill Home Owners Association, reserve the right to alter or amend the design
manual, if necessary, to retain the integrity of the Wedderwill Country Estate. Such
amendment will also have to be approved by the local authority. Similarly, any waivers to
the design manual requested by individual owners (or the Home Owners Association) will
need to certified by both the project architect/planner and the Home Owners Association
before submission to the local authority for final ratification by the Council.
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2.
PREPARATION AND APPROVAL OF BUILDING PLANS AND
LANDSCAPE PROPOSALS
2.1
APPOINTED PROJECT ARCHITECTS
2.1.1
In order to ensure that the intentions of the precinct's design manual are carried through
effectively, to the benefit of both the home owner, and the Estate as a whole, it is desirable
that a single project architect be responsible for control of all building plans. This will ensure
an overall harmony and aesthetic standard for the development.
2.1.2
The project architect for the precinct is appointed by the Wedderwill Homeowners
Association, the responsible project architect’s particulars can be obtained from the WHOA
secretary, Rowan Smith on ph (021) 858 1364 or e-mail [email protected].
2.1.3
All purchasers of erven at Wedderwill Country Estate may appoint the above architects who
are to produce design plans in accordance with this manual or appoint alternative architects
who will need to submit their plans to the project architect for approval. Fees are to be
separately negotiated for newly designed buildings and perusal by the project architect of
other architects/draughtsmen work.
2.1.4
In the event of a purchaser wishing to use an alternative specific architect, the procedure as
set out in clause 2.2.2 and 2.2.3 below is to be followed.
2.1.5
The homeowner shall be solely responsible for compliance with all statutory building
regulations, compliance with conditions and provisions set out in their respective title
deeds, the provisions of Wedderwill Homeowners Association Articles of Association,
house rules and the original sales/purchase agreement between the Developer (Mountain
Development Trust) and the First Purchaser. The homeowner will also be responsible for
establishment of points of access to the property, compliance with any servitude
requirement and establishing the location of services etc. (Queries in this regard to be
directed to the Estate Manager and/or the Developer)
2.2
SUBMISSION TO PROJECT ARCHITECT
2.2.1
Prior to submission to the local authority, all building plans (new buildings, alterations,
including temporary structures such as garden sheds, greenhouses and carports, walling
and fencing) must be submitted to the Home Owners Association’s project architect for
approval in principle. Requirements may vary from time to time as set out in the WHOA
House Rules.
2.2.2
The decision of the above mentioned consultant as to whether a design is acceptable within
the framework of the design manual may not be overruled by the trustees of the Home
Owners Association. The trustees will be provided with a copy of the plan and may convey
any comment they may have to the consultant.
2.2.3
A plan shall not be submitted for approval to the local authority, unless it carries the
approval of both the Home Owners Association and the signature of the project architect.
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2.2.4
The consultants to the Home Owners Association reserve the right to request any such
changes in design or site layout that, in their opinion, is required to preserve the
architectural and environmental objectives of Wedderwill Country Estate.
2.2.5
In the event of any dispute with regard to the interpretation of this manual, the urban and
environmental planning consultant, Chittenden Nicks de Villiers, shall act as final arbiter.
2.3
SUBMISSION PROCEDURE
The submission process for building plans is as follows (this applies to new plans, additions and
outbuildings):
2.3.1
Stage 1:
Sketch Plan Approval:
Requirements:
Three paper copies to a suitable scale (1: 100 or 1 :50) indicating the
building in plan section and elevation as well as a site plan indicating
one metre site contours, location of rocks/boulders and any protected
vegetation species, the siting of the house, boundary walls, the
extent of paving, proposed levels, proposed cut and fill and the siting
of any outbuildings must be submitted in the first instance to the
project architect of the Home Owners Association for preliminary
evaluation. A scrutiny fee in accordance with current institute time
tariffs will be charged by the project architect, as well as any
disbursement costs. The applicant will receive notification within two
weeks of the approval or any amendments required.
Plans will only be passed to the environmental planning consultant in
the event of issues that require further resolution or landscape
approval. A scrutiny fee according to current institute time tariffs will
be charged in the event of this step being required.
2.3.2
2.3.3
Stage 2:
Working Drawing Approval:
Requirements:
Three paper copies for the WHOA plus additional copies coloured up
for council submission. These drawings are to include full working
plans, sections and elevations of all the buildings proposed as well
as concise specifications (and schedules of finishes). Plans must be
submitted to the Home Owners Association’s project architect for
their final approval, plans will be stamped and signed. A scrutiny fee
according to current institute time tariffs will be charged by the
consultant. The applicant will receive notification within two weeks of
the approval or any amendments required.
Stage 3:
Final Submission to Local Authority:
Requirements:
Applicant to submit duly authorised plans to the local authority for
final approval. Plans will only be accepted by the local authority if
they have been stamped and signed by the project architect and the
Home Owners Association. No other approval required in terms of
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this design manual may be so construed as to exempt anyone from
the obligation to submit their building plans to the local authority for
approval.
2.4
DEVIATIONS FROM APPROVED PLANS AND SCHEDULE OF FINISHES
2.4.1
No deviation from the approved plans or schedule of finishes will be permitted.
2.4.2
The Home Owners Association’s project architect and/or trustees will instruct the building
inspectors of the City of Cape Town : Cape Metropolitan Administration, or the local
authority applicable, to issue a stop works order in the event of any deviation.
2.4.3
The Home Owners Association’s project architect and/or trustees shall be entitled to
enforce rectification of any such deviations from the approved building plans, where such
deviations, in the opinion of the Home Owners Association’s consultants, detract from the
intentions of this design manual.
2.4.4
The project architect/trustees shall be entitled to impose fines in respect of deviations from
approved building plans, at such levels as may from time to time be agreed by the trustees.
2.5
GENERAL BUILDING REGULATIONS
2.5.1
Building operations should not exceed twelve months in duration.
2.5.2
Any future improvements to the exterior of the property shall conform to these design
manual guidelines. The improvements must be effected within a reasonable period of time.
2.5.3
No construction may be carried out on weekends or on public holidays.
2.5.4
Strict control of all contractors and sub-contractor's operations are the responsibility of the
owner.
2.5.5
All building work shall be executed in a professional manner and the site and surrounds
thoroughly cleared of all builder's rubble and refuse.
2.5.6
Strict control of littering of the site must be ensured during the construction period.
2.5.7
Current WHOA house rules must be consulted for any amendments and/or supplementary
regulations and controls
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AMENDMENT A – DE WERF ARCHITECTURAL GUIDELINES
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DE WERF DESIGN COMMITTEE
WEDDERWILL : DE WERF : ARCHITECTURAL GUIDELINES
AMENDMENT B – PAGES 15 - 19
Date 14 July 2014
The following amendments to regulations constitute an update of interpretations and conditions
attendant to of the De Werf Architectural Guidelines cl 4.3 dated September 2005 as prepared
and approved by the then constituent members of the DWDC and the Wedderwill Homeowners
Association.
The highlighted text indicates the respective amendment to the specific clause references or
constitutes a new clause on identified pages of the 2005 Manual.
•
•
BLACK text denotes Amendment A dd 16 Aug 2012
RED text denotes Amendment B dd July 2014
.
The Professional Fee/scrutiny amendments do not apply retrospectively or to pre-existing
professional appointments.
Page 4
Cl 2.2.1 Materials (Roof)
•
•
Roofs to the major plan forms shall be either natural thatch or slate at a 40 – 45 degree
pitch. Secondary roofs to be either corrugated profile sheet metal set at a minimum of 7
degrees or a flat concrete roof with a stone chip layer a minimum of 5cm thick to conceal
the waterproofing, both to be fully concealed behind parapet walls.
Slate shall be Silver Blue, Elephant Black or similar approved grey/ black slate to a
minimum size of 280 x 305mm.
Page 5
Cl 2.4.1 Materials (Openings)
•
•
Dormer windows are not permitted with the exception of one single French Dormer
per combined elevation. This dormer shall retain the appearance of a single storey
structure. Further a maximum of 3 (Velux or Tony Sandell) skylights per barn of no
bigger than 1110(h) x 750(w) will be permitted.
The HOA have instructed that aluminium doors and windows will be accepted on the
proviso that the proportions and component sizes emulate that of timber, samples to
be submitted to the DWDC for prior approval.
Page 6.
Cl 2.4.2 Configurations and Techniques (Openings)
• One single exterior access will be permitted to the loft areas with the consent of the
DWDC. This to comprise one single opening to the gable end, one simple solid
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timber door with either simple timber stair or solid masonry stair for access. The
handrail shall be simple timber, wrought iron or masonry and will be subject to
careful scrutiny.
2.5.7 External Lighting
• No metal halide external lighting is permitted. Only 60 watt incandescent, compact warm
fluorescent and LED lighting is permitted. Only 4 lights are permitted to the exterior of
the property; one at the front door, one at the garage and a remaining two to the perimeter
or courtyard. Ornate fittings or fittings out of character with the aesthetic of the development
will not be permitted.
Page 7
3.0 Miscellaneous
3.1 Finishes and Colours
The architects will predetermine all wall, roof, balustrade, canvass and timber colour’s.
• All walls to be conventional plaster with rough ‘block brush’ texture plaster and
finished with an oxide paint specification such as Coprox or similar approved.
•
Permitted colours: Coprox “Drakensberg” or similar approved. A brush out sample
of proposed colour (other than “Drakensberg”) is to be provided to the DWDC for
approval.
3.6 Solar Panels
• No integrated storage cylinders permitted.
• If visible from ground level the panel is to be at the same angle as the roof.
• Pressure valves to be concealed form view.
• Panels to match roof in colour.
3.7 Generators
• The planning of generators should take cognizance of Public Safety, Fire
Regulations, and appearance. Generators should be sound attenuated and
furthermore should comply with all other statutory provisions.
3.8 Basement:
• In relation to a building or a division of a building, means any storey thereof, the
ceiling level of which is not more than 1,0m above the mean level of the ground.
• A basement shall be non-habitable ie it cannot be used as a lounge, dining room ,
office, bedroom, study and can only be used as a kitchen, bathroom, WC, plant room
or as storage and shall have a height not more than 2.39 metres.
• A ‘false’, lightweight ceiling or bulkhead designed to bring the ceiling height within
the definition of basement or non-habitable will not be permitted.
• The basement is not permitted any openings to the outside with the exception of one
900 mm single access stair to opening of maximum 2 100 mm x 900 mm with single/
stable fully timbered door.
• A basement cannot be used as a garage.
• A Basement may not exceed more than 35% of the total Ground Floor Plan.
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Pages 7 - 9
4. SUBMISSION PROCEDURE
4.1 Appointment of Architects
Purchasers are required recommended to appoint one of the following architectural
practices selected for their record of producing buildings compliant with the required
design ethos , their comprehensive understanding of the Manual requirements and
understanding of this site and its environment.
The limitation to these firms is intended to ensure that the value of all properties is
maintained at the highest level.
Notwithstanding the above any homeowner may elect to appoint an alternate
Professional Architect , on the condition that all aspects of the manual provisions
plus amendments and supplementary documentation (Ref cl 4.2.7 & 4.2.8) are fully
understood and adhered to.
Van Biljon Barnardo Architects
74 De Bron Avenue, Kenridge, Durbanville
P.O. Box 4931, Tyger Valley 7536
Ph: +2721 9144945 Fax: +2721 9144963
Cellular 082 8092966
Email: [email protected]
www.vbba.co.za
Contact person: Arnold Barnardo
Graham Linsley Architects
12 Westridge ,Wedderwill Estate, Sir Lowry’s Pass
P.O Box 3172 Somerset west 7129
Ph: +27 21 858-1985
Cellular 082 7282514
Contact person: Graham Linsley
Alan Hartley Architect
53 Oldenland Rd
Somerset West 7130 Cape
Ph : 0218523187
Cellular : 082 9063667
Email : [email protected]
Contact Person : Alan Hartley
Professional fees have been agreed between the Practices and no discounting or
competition of fees will be permitted. have been set at 12% of final construction costs (excl.
VAT), (or in the case of a reduced service market related costs certified by a registered
Quantity Surveyor),
Architects must be appointed for a minimum standard architectural service encompassing
the Work Stages 1- 6 4,1 as set out by the South African Institute of Architects workstage
description below,
plus a minimum of 3 inspections as the Works proceeds (Workstage 5) to ensure full
compliance with documentation approved by the DWDC, payable in accordance with the
fee agreement as follows:
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It is required that an ISAA Client Architect /PROCSA agreement be signed by all
contracting parties prior to the commencement of the project.
All Professional Architects PrArch) are to be SACAP registered (a legal requirement)
In addition to the above any Architect appointmented on DeWerf projects are to have
Professional Indemnity Insurance cover (a SACAP prescription)
Architects are to submit to the WHOA, copies of their SACAP Professional
registration and Professional Indemnity cover .
The Consultant Architect will be held professionally accountable in the event of any
unauthorised departures from approved documentation.
•
Professional fees for standard services are to accord with the fee tariff as set out in
the current edition of the Professional Fee Guideline (prepared by the South African
Council for the Architectural Profession- SACAP http://www.sacapsa.com )
WORKSTAGE DESCRIPTION % FEE
Stage 1 Inception 5%
Stage 2 Concept & Viability 15%
Stage 3 Design development (sketch plan submission to DWDC ) 20%
Stage 4.1 Documentation & Procurement : Submission of documentation for
local authority approval plans submission to DWDC) 20%
Stage 4.2 Documentation & Procurement : Construction documentation and
call for tenders 10%
Stage 5 Construction 27%
Stage 6 Close out 3%
TABLE IN ACCORDANCE WITH THE SAIA CLIENT-ARCHITECT AGREEMENT 2008
•
Supplementary Fees rendered on a time basis as per to the abovementioned fee
scale will become applicable to the following:o Preparation of documentation specific to DWDC approvals and attendance by
the applicant Architect at the De Werf Design Committee/ WHOA approval
meetings set out under cl 4.2.1 & 4.2.2.
o Possible resolution meetings/proceedings arising from the City of Capetown
authorities current regulation interpretations possibly being in conflict with the
approved De Werf Manual of Sept 2005 (approved by both the Provincial and
Helderberg Local Authorities)
o New services required in terms of the National Building Regulations SANS
0400- specifically XA – Energy calculations which are not specifically identified
in the SACAP fee tariff as standard services.
A standard 5% of each invoice will be charged to cover all disbursements, excluding
national & international telephone / fax charges and courier costs and travel outside of a
radius of 10KM (travel costs @ current AA rates). Owners will be liable for NHBRC
levies, DWDC, HOA and local Authority Scrutiny Fees, as well as professional fees to other
consultants where required.
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4.2.2 Working Drawings (Stage 4.1):
• May only be submitted after receiving sketch plan approval (with amendments if
required).
• Site plans, levels, floor plans, elevations, sections, drainage, finishes, hard and soft
andscaping.
• 1:200 model of site and proposal.
• 3 dimensional rendering of the scheme in sufficient detail to fully understand the
proposal.
• 6 sets of plans to be submitted, one will be retained by the DWDC and one by the
WHOA committee for their records.
• Approved plans will be stamped and returned for submission to the Local Authority.
4.2.2 Technical & Detail Drawings (Stage 4.2):
• These drawings shall not differ materially from the Stage 4a Working drawings.
• Local Authority approval drawings are not intended for construction purposes, a
comprehensive set of detail design drawings are to be prepared by the Consultant
Architect for construction purposes, copies of such drawings to be made
available to the DWDC & HOA upon request.
4.2.3 Waiver Applications:
Applications for waivers may be considered for approval on the basis of
Architectural Merit provided:
• They comply with the Architectural Intention of the Scheme and are of
Architectural Merit.
• Full approval is given by the owners immediately abutting the applicant’s site and
any other affected owners at de Werf.
• Approval is given by the Wedderwil HOA & DWDC
• The stipulated application procedure is followed.
• The proposal does not contravene the Zoning Scheme Regulations, NBR or any
other regulations applying to the development.
The decision of the DWDC is binding and no further correspondence will be entered
into. Local Authority Approval may also be required.
4.2.4 Fees & Procedure: (Applicable to purchasers after the implementation date of these
amendments)
Scrutiny fees are payable to the DWDC for submission of the Sketch Plans, Local
Authority/Working Drawing Submissions and/or Waiver Applications.
•
Scrutiny fees will be charged by DWDC panel members ,calculated on a time basis
in accordance with the current edition of the Professional Fee Guideline as prepared
by the South African Council for the Architectural Profession.(SACAP)
Approvals/reports from the DWDC will be released upon settlement of scrutiny fees.
\ No scrutiny fees will apply to the DWDC submission if buildings are
fully compliant with the guidelines.
The DWDC will meet on a regular appointment basis to scrutinize plans. The meeting
shall be minuted and the minutes submitted to the WHOA for the record.
•
The DeWerf Design Panel Architects will scrutinise submissions on a rotational basis
, the scrutinies will be undertaken by 2 Panel Architects and a submission meeting to
be convened with the respective Applicant Architect.
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•
The scrutiny matrix is to be completed by the applicant Architect and submitted
After approval of the DWDC drawings are to be submitted to the Secretary of the WHOA for
final approval by the Associations representatives, a time based Scrutiny Fee will be
charged in accordance with the house rules.
, the secretary will notify the applicant of the approval and collection arrangements.
4.2.5 Setting out and monitoring
The property owner will be required to employ a registered Professional Land
Surveyor to certify the following during the building construction process :• Setting out of Building.
• Confirmation of mezzanine slab level relative to FFL and Datum/NGL
• Confirmation of ridge height relative to datum and NGL
4.2.6 Unauthorised Departures of Approved Plans.
In the event of unauthorised deviations from approved plans and schedule of
finishes, cl 2.4 of the abovementioned manual shall apply, with the added provision
that the Wedderwill Homeowners Association reserves the right to issue a works
stop order until such time as the default is satisfactorily remedied.
4.2.7 Manual Constitutes Volume 7 of the Master Design Manual for Wedderwill Country
Estate
• This Manual constitutes the 7th Volume of the Greater Wedderwill Country
Estate Manual dd 2004, specific attention is drawn to the fact that the
provisions of Chapter 1 : (Design Manual Objectives) and Chapter2 ,
(Preparation and Approval of Building Plans and Landscape Proposals .)
•
Portions of Chapter 2 are superseded by the Houserules of the Association dd
26 August 2012.
All applicants are to acquaint themselves fully of the provisions of the
abovementioned documents, in the instance of any conflict of the various Manual
Provisions , the more restrictive provision as contained in the De Werf Manual shall
apply.
4.2.8 Supplementary Documentation
It is a requirement that all Consultant Architects fully acquaint themselves with the
provisions of the following documents which together with the content of ththe
Design Manual dd Sept 2005 and Addendums A & B, will have a material impact on
the approval of submissions :Minutes of Panel Architects meetings :• 16#11#06
• 06#02#07
• 24#04#08
• 03#11#10
• 03#02#11
DeWerf Conditions of SubDivision plus AnnexuresConsultation with members of the
Design Panel on the interpretation of the above will be available, such professional
time expended will be charged on a time basis as set out above.
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DE
WERF
DESIGN MANUAL
SEPTEMBER 2005
A. ARCHITECTURAL GUIDELINES
B. LANDSCAPE GUIDELINES
prepared for
WEDDERWILL TRUST
by:
MICHELLE SANDILANDS
ARCHITECTS
KÖPER LEVIN GEORGE
ARCHITECTS
VAN BILJON & VISSER
ARCHITECTS
GRAHAM LINSLEY
ARCHITECTS
project architects
CNdV africa
environmental planners and landscape architects
REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES
September 2005
page 1
A. ARCHITECTURE
CONTENTS : ARCHITECTURAL GUIDELINES
1.
ARCHITECTURAL CHARACTER AND PRINCIPLES
2.
BUILDING ELEMENTS
3.
4.
2.1
Height
2.2
Roof
2.3
External Walls
2.4
Openings
2.5
Secondary Elements
MISCELLANEOUS
3.1
Finishes and Colours
3.2
Wood Elements
3.3
Canvas Awnings
3.4
Conservatories
3.5
Carports
3.6
General
4.1
Appointment of Architects
4.2
Submission of Plans
4.3
Approval Process and Procedures
FIGURES
Figure 1
Development Plan
Figure 2
Landscape Plan
Figure 3
Architectural Images
September 2005
page 2
1.
ARCHITECTURAL CHARACTER AND PRINCIPLES
De Werf is situated in the Cape Winelands, an area with a rich architectural heritage.
The traditional Cape architecture is understated and forms an appropriate response
to the local environment. The architecture is characterised by its simple massing of
elementary building forms executed in simple materials and with a limited palette of
colours, imparting a particular unity to the style.
It is therefore considered appropriate that the proposed architectural language for
this sensitive site draws its inspiration from these buildings whilst incorporating
contemporary features that augment and support a more relaxed and comfortable
modern lifestyle.
The simple linear arrangements of these buildings are well suited to the scheme as
they enable the creation of secondary spaces such as courtyards, which suit the
general orientation and climatic conditions of the site. The view towards the South
East (the windy side) with Northern aspect to the rear suit houses of U or H plan as
north light is enabled whilst fully maximizing the view.
Critical to the success of the scheme is the specification of one palette of natural
building materials, one roof material (thatch) and a strict control over the general size
and massing of the buildings. The success of such control can be seen at St Francis
Bay where the specification of common building materials and a specified roof pitch
has created a most harmonious and successful scheme.
Further, it is proposed to create a unified architectural identity by linking the plots
south of the internal access road with a linear "werf wall" that defines the plot
entrance and delineates its boundary. Building materials such a laterite paving, river
stone details and Worcester stone gravel forecourts further serve to enhance the
rural ambiance to the scheme. A judicious control over signage and external lighting
will be important.
Figure 1 attached indicates the proposed Site Development Plan. Each erf is subject
to a maximum permissible house size as indicated in the table.
Note: For the purposes of bulk calculations, the following shall not be deemed as
bulk:
● Pergolas used to cover parking bays
● Pergolas
● Unenclosed verandahs and stoeps
● Uninhabitable spaces (voids and areas where ceiling height is below
2.4m)
● Any roofed structure provided that it has less than 30% permanently
enclosed area.
The following requirements and guidelines will be implemented to achieve this
objective.
2.
BUILDING ELEMENTS
2.1
Height
●
Only single story buildings are permitted. A mezzanine level is permitted
to a maximum of 35% of the ground floor area.
September 2005
page 3
●
●
No point on any building, unless otherwise specified shall be higher than:
● 7.5m above natural ground level - measured from natural ground
perpendicular to any point, for all sites except ● Site numbers 2 and 3 where an absolute height line of 4.8m
measured from the highest point of the site shall apply up to the
point where it intersects the 7.5m line as described above.
A certified contour plan is to be submitted by a registered Land Surveyor
together with the plans submission indicating the level of the Natural
Ground Level prior to construction.
2.2
Roof
2.2.1
Materials
●
●
●
●
●
2.2.2
Roofs to the major plan forms shall be natural thatch at a 40 – 45 degree
pitch. Secondary roofs to be either corrugated profile sheet metal set at a
minimum of 7 degrees or a flat concrete roof with a stone chip layer a
minimum of 5cm thick to conceal the waterproofing, both to be fully
concealed behind parapet walls.
Where natural thatch is used the following measures are mandatory; the
thatch must be treated with a fire retardant; the binding material must be
stainless steel and a cloth fire interlay between thatch must be used.
The following measures are strongly recommended; a ridge drencher
system concealed within the roof's cement ridge capping with separate
drenching zones and internal smoke detectors.
Where the flat concrete roof forms a terrace this shall be tiled in a natural
material. The surrounding railing will be subject to close scrutiny by the De
Werf Design Committee (DWDC).
The use of plaster ridges is encouraged and the use of decorative thatch
ridges discouraged.
Configurations and Techniques
●
●
●
●
●
●
The buildings are to be composed of a collection of major plan forms
arranged at 90 degrees to one another and parallel to either the street
edge or the contour. These plan forms are linked to each other by minor
plan forms i.e. Verandahs, stoeps and pergolas.
The major plan form roof shall be a simple double-pitched roof form
terminating in either an open or closed gable end. Closed gables shall be
of simple straight or haunched parapet type, with or without simple plaster
mouldings – no copies of historic gables will be permitted. No hipped ends
are permitted but valleys are permitted in the instance of two major plans
forms set at 90 degrees to each other.
Width of the major plan form to be a maximum of 6.5 meters wide and a
minimum of 4 meters wide with the exception of erven 14 – 18 where the
major plan form may be increased to 7 meters wide – all measured to the
outside of the walls.
A maximum 250mm eaves overhang is permitted with no structure to
protrude beyond the face of the wall.
No dormer windows are permitted.
Gutters are discouraged and a hard perimeter runoff surface of natural
stone or pebble paving is encouraged. Where it is deemed necessary to
utilized rainwater, these shall be aluminium-extruded gutters, the down
September 2005
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pipes to be painted in a matching colour to the surface upon which they sit
or alternatively a weathered metal finish. Metal chains may be used in
lieu of down pipes. Down pipes must be placed at the corner least visible
to the street.
2.3
External Walls
2.3.1
Materials
● All walls to be plastered with specialist tinted plaster application (see 3.1).
● 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.
● Wall colour shall be an earth tone as specified; one colour range
comprising three tonal shades.
2.3.2
● A sample of the proposed stonewall which is to be horizontally coursed in
appearance and or specialist plaster is to be approved on site by the
DWDC prior to commencing construction.
● All perimeter walls including parapets are to be a minimum of between
310 - 340mm wide except for walls where there are no openings. All end
walls shall be a minimum of between 310 - 340 mm thick.
2.4
Openings
2.4.1
Materials
● All windows, doors (including garage doors), screens and shutters shall
be made of wood. All external timber is to be painted or sealed with an
opaque or semisolid stain with the exception of timber pergolas and
walking surfaces, which must be left natural.
● Entrance gates to be timber slatted or simple wrought iron. If wrought iron
the gate must be manufactured according to the traditional wrought
method and not comprise welded hollow sections. The use of precast
aluminum decorative elements is not permitted.
● Shutters may be used to provide external security. Where necessary
burglar bars integral with the timber frame or wall set on the inside of the
glass in a simple rectangular format and painted black or charcoal will be
permitted.
2.4.2
● All openings larger than 3.6 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.
● Garages doors are to be in single units only, facing away from the street.
Under especially motivated circumstances garages will be considered
facing the street provided they are set back by a minimum of 10 meters.
● Double garage doors are not preferred and will only be considered in
special circumstances.
● Shutters shall be operable, sized and shaped to match the openings.
● Garage doors to be simple in design and to consist primarily of wide
planked horizontal or vertical timber boarding.
● Cottage pane or mock sash windows are not permitted.
● Entrance gates to be a maximum of 700 high and set in a predetermined
werf wall for erven 1 – 13.
September 2005
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2.5
Secondary Elements
2.5.1
Stoeps and verandahs
● Whilst verandahs are encouraged they may comprise not more than 1/3 of
the perimeter elevation.
● Uncovered stoeps are unlimited in extent.
● Verandahs may be enclosed with glass screens. These must either be of
frameless toughened glass type or constructed from wood. Glass
enclosures are not permitted on frontages. Note: If a stoep is enclosed it
shall be deemed to constitute bulk. (See 1)
● Decks are not permitted on frontages. Decks may not be more than
300mm above the grade.
2.5.2
Courtyards
● The use of courtyards is encouraged due to the fact that the site is an east
facing view site and is situated in an area where the South Easterly wind
is the predominant summer wind. The careful placement of courtyards will
therefore encourage the creation of wind free north facing aspects to the
house whilst maximizing on the South Eastern view.
2.5.3
Pools, ponds and water features
● These are encouraged as they form part of the intended aesthetic.
● Swimming pools must be fully sunk into the natural ground but can be
raised by a maximum 500mm unless they are in the form of a farm
reservoir and resemble such.
● Swimming pools and water features are to be plastered in either a
terracotta, grey or charcoal plaster to minimize reflection.
● Pool pumps and filtration systems must be screened with either a
masonry wall or a timber picket fence.
2.5.4
Balustrades
● Only wooden, stainless steel or painted mild steel balustrades comprising
simple vertical posts or horizontal members are permitted. No crossed
members, decorative balustrades or circular designs are allowed.
2.5.5
Boundary Walls and Gates
Where a wall or fence on one property meets a taller or shorter wall or
fence on another property it is the responsibility of the latter designer to
transition their wall or fence to the height of the former.
● The Design Review Committee will consider a more detailed gate
provided that it is wrought according to traditional methods by an
approved blacksmith. No decorative castings will be permitted.
● Boundary or Werf walls are to slope with the gradient of the ground upon
which they sit and not step to accommodate the fall of the land. These
walls are to be a minimum of 340mm thick.
●
2.5.6
Screen Walls
● No freestanding walls higher that 1.2 m may be built outside the building
area defined by the building lines.
2.5.7
External Lighting
● No fluorescent or metal halide external lighting is permitted. Only 60 watt
incandescent lighting is permitted. Only 4 lights are permitted to the
exterior of the property; one at the front door, one at the garage and a
September 2005
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remaining two to the perimeter or courtyard. Ornate fittings or fittings out
of character with the aesthetic of the development will not be permitted.
3.
MISCELLANEOUS
3.1
Finishes and Colours
The architects will predetermine all wall, roof, balustrade, canvass and timber
colors.
● Wall Colour shall be a specialist tinted plaster application in an earth tone,
the exact specification is available from the four selected architectural
practices.
3.2
Wood elements
●
3.3
Canvas Awnings
●
3.4
●
Conservatories with glazed roof panels will be permitted if surrounded by
a major built form on at least three sides.
The Design Review Committee will subject any conservatory proposal to
close scrutiny.
Carports
●
3.6
These are not permitted with the exception of suspended canvass
awnings fitted integral with a timber pergola.
Conservatories
●
3.5
Must be painted or sealed with an opaque or semisolid stain, except
walking surfaces and pergola’s which must be left natural.
No carports are permitted with the exception of a pergolas used to cover
parking bays. These should be planted.
General
●
●
All plumbing pipes are to be concealed within the thickness of the walls.
Functional farm elements such as windmills, water towers and reservoirs
are encouraged.
4.
4.1
Appointment of Architects
Purchasers are required to appoint one of the following four architectural practices
selected for their understanding of this site and its environment.
The limitation to four firms is intended to ensure that the value of all properties is
maintained at the highest level.
Michéle Sandilands Architects
69 Palmboom Road, Newlands 7700
Ph +2721 686-5472/3
Fax: +2721 685-3940
Contact person: Michéle Sandilands
September 2005
page 7
Köper Levin George Architects
1 Hans Ras Road, Rondebosch 7700
Ph: +2721 685-2720
Fax: +2721 685-2712
Contact person: Geoff George
Van Biljon & Visser Architects
38 Dorp Street, Stellenbosch 7599
Ph: +2721 887-2414
Fax: +2721 883-3178
Contact person: Louise van Riet
Graham Linsley Architects
12 Westridge
Wedderwill Estate
Ph:
+2721 858-1790
Fax: +2721 858-1790
Contact person: Graham Linsley
Professional fees have been agreed between the Practices and no discounting or
competition of fees will be permitted. Architects must be appointed for a full standard
architectural service encompassing the work stages as set out by the South African
Institute of Architects.
Professional fees have been set at 12% of final construction costs (excl. VAT), (or
market related costs at an agreed rate/m²), payable at the completion of the various
work stages as follows:
workstage
Stage 1
Stage 2
Stage 3
Stage 4a
Stage 4b
Stage 5
description
Appraisal and definition of project
Concept design
Design development / sketch plan submission to HOA
Submission of documentation for HOA and local authority approval
Tender / technical documentation and detail design
Contract administration and site inspection during construction
5% of full fee
15% of full fee
15% of full fee
20% of full fee
20% of full fee
25% of full fee
A standard 5% of each invoice will be charged to cover all disbursements, excluding
international telephone / fax charges and courier costs. Owners will be liable for
NHBRC levies, HOA and Local Authority scrutiny fee costs, as well as professional
fees to other consultants where required.
4.2
Submission of Plans
Building plans may only be submitted to the Local Authority for approval after
receiving approvals from the DWDC and thereafter the Wedderwill Homeowners
Association (WHOA) Committee.
To facilitate the approval process, sketch designs should first be submitted for
approval prior to the preparation of final submission drawings.
The submission procedure is as follows;
September 2005
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4.2.1
Sketch Plans Submission (Stage 3):
● Site plan, roof and layout plans, elevations and sections
● Sufficient information to understand the appearance, arrangement and
external finishes.
● 3 sets of plans to be submitted, one will be retained by the DWDC and
one by the WHOA Committee for their records.
4.2.2
Working Drawings (Stage 4a):
● May only be submitted after receiving sketch plan approval (with
amendments if required).
● Site plans, levels, floor plans, elevations, sections, drainage, finishes,
hard and soft landscaping.
● 1:200 model of site and proposal.
● 6 sets of plans to be submitted, one will be retained by the DWDC and
one by the WHOA Committee for their records.
● Approved plans will be stamped and returned for submission to the Local
Authority.
The DWDC and the WHOA Committee will meet on a regular monthly basis to
scrutinize plans. No scrutiny fees will apply to the DWDC submission if buildings are
fully compliant with the guidelines. Should any waiver, or consideration of any
amendment or deviation be required by the DWDC a scrutiny fee will apply. Such
scrutiny fee will be based on a standard hourly tariff.
After approval of the DWDC drawings are to be submitted to the Secretary of the
WHOA for final approval by the Associations representatives, a time based scrutiny
fee will be charged in accordance with the house rules.
Upon approval the secretary will notify the applicant of the approval and collection
arrangements.
4.3
Approval Process and Procedures
●
●
Variances to the Architectural regulations may be granted on the basis of
architectural merit.
These regulations may be updated periodically, and all subsequent
changes will apply to all buildings, which have yet to complete the Sketch
Plan design phase.
September 2005
page 9
Separate landscape plan to be prepared and approved by City of
Cape Town / Helderberg Administration
Figure 1
Development Plan
September 2005
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Figure 2
Landscape Plan
September 2005
page 11
Figure 3 Architectural Images
September 2005
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B. LANDSCAPE GUIDELINES
prepared for
WEDDERWILL TRUST
by
CNdV africa
landscape architects
SEPTEMBER 2005
LANDSCAPE
GUIDELINES
CHITTENDEN NICKS de VILLIERS
landscape architects
P O Box 10211, Caledon Square, 7905
Tel: 461-6302 Fax: 461-6466
email: [email protected]
SEPTEMBER 2005
Eco Logic Spaces CC Registration No. 1989/033377/23 trading as Chittenden Nicks de Villiers
September 2005
page i
B: LANDSCAPE GUIDELINES
CONTENTS
1.0
INTRODUCTION
2.0
EXTERNAL BUILT ELEMENTS
2.1
Walls and Fences
2.2
Retaining Walls and Steps
2.3
Verandas, Pergolas
2.4
Gazebos / "Lapas" / Braais
2.5
Dams
2.6
Swimming Pools and Water Features
2.7
Signage and Numbering
2.8
External Lighting
2.9
Garden Ornaments and Secondary Elements
2.10
Vehicular Access / Driveways
2.11
Pedestrian Access
2.12
External Drainage
2.13
Ponds
3.0
HARD SURFACING MATERIALS
4.0
IRRIGATION
5.0
PLANTING CHARACTER
5.1
Windbreaks
5.2
Clearing of Existing Trees
6.0
PROPOSED PLANT LIST
6.1
Climbing Plants
6.2
Hedge Species
6.3
Shrubs
6.4
Groundcovers
6.5
Bulbs
6.6
Grasses
6.7
Wetland/Water Plants
6.8
Tree Species
6.9
Wind break species
6.10
Lawn
7.0
LANDSCAPE REVIEW AND PLAN SUBMISSION PROCESS
8.0
DISCLAIMERS
September 2005
page ii
1.0 INTRODUCTION
Located in an agricultural setting on the slopes of the Hottentots Hollands Mountains
near Somerset West, the theme for Wedderwill Heights draws from the influences of
the traditional Cape agricultural landscape and architectural character, interpreted in
a contemporary manner.
The design of external spaces and the link between the land, water and built forms is
seen as key to the character and aesthetic success of the estate as a whole.
The landscape architectural design is to form an integral part of the architectural
design process from its inception and must not be seen as an "add-on" once the
development is complete.
The departure point for a response to the site draws on the use of wind breaks and a
carefully designed access route as major structuring elements. Wherever possible
view corridors determine the positioning of the buildings and other landscape and
architectural features of the estate.
The agricultural nature of the landscape will be ordered using traditional tools: the
werf wall and ‘lei water’ features being complemented by typical farm and landscape
elements such as olive groves, orchards, vineyards, avenues, gardens, courtyards,
water features, terraces, pools, pergolas and Fynbos areas to enrich and
complement the exterior spaces and encourage indoor/outdoor living and inform the
architectural design process and vice versa.
Homeowners will be required to submit a landscape plan prepared by a landscape
architect to CNdV africa for approval.
All designs and documents submitted for
approval will be based on the contents of this document and must comply with the
conditions set out in Section 7.
September 2005
page 1
2.0 GUIDELINES - EXTERNAL BUILT ELEMENTS
2.1
FENCING AND WALLS
Fencing and walls shall match the style and materials used in the building as
determined by the Architectural Guidelines.
A choice can be made from plastered 340mm wide “werf” walls in a broomed finish
painted one of the stipulated tonal shades, post-and-rail timber fencing, with or
without mesh inserts, wire mesh fencing in an approved colour that is to be screened
by vegetation, or planted hedges with a maximum height of 1 meter up to front/street
boundary.
Additional appropriate materials (e.g. dressed stone) may be used in low retaining
walls and building plinths only.
All stonework is to be done by a stonemason
approved by the Design Review Committee.
•
Under no circumstances may artificial stone be used in lieu of genuine stone.
Under no circumstances will ‘Vibracrete’ walls, brickwork, face brick, exposed
masonry or walls in an unsuitable style, colour or texture be allowed.
High walls and fences will not be allowed. For erven 1 – 11 the maximum
height of walls is to be 700-900mm and post-and-rail or wire mesh fences to
be maximum 1.5 meter along side boundaries, set back to front (street)
building line. For Erven 12 – 18 a designed approach is to be followed that
must be to the approval of the Design Review Committee
Under no circumstances will electrified fencing, barbed wire fencing or razor
wire be acceptable.
Generally, fences and walls shall NOT obstruct views from other properties
The use of climbing plants on walls, trellises and fences is encouraged.
There are a variety of types of enclosure that require different responses:
A: Low boundary werf wall, 340mm wide, along southern side of access way from erf
1 to corner of erf 14 / 15 and up to the building line along the side of each erf from
erf 1 – 11 to be constructed according to specific landscape detail as found in
Addendum 1. Erven 15, 16, 17 and 18 may use 1.5m high wire fencing or post and
rail fencing.
September 2005
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Whilst the gate height of erven 1 – 14 is limited to 700mm, the height of the gates on
erven 15, 16, 17 and 18 should match the type and height of the fence used. (Max
1.5m).
B: Walls/fencing along windbreak boundaries. (Walls 340mm wide and max. 1m tall,
fences max 1.5m tall,) set back
from access way to front building line.
These
structures are to be placed along the cadastral boundary parallel to tree lines and
must not protrude beyond the extent of the windbreak on either side of the property.
C: Perimeter fencing in view corridor. This includes any other fencing along the
cadastral perimeters where walls are not permitted. All fencing to be of wire mesh or
Tanalith treated post and rail to a maximum height of 1.5m.
D: Low 340mm wide werf walls enclosing any external spaces. These walls or
fences are used to create external "rooms" associated with and directly linked to
buildings to form courtyards.
These low walls may only be located within the
prescribed building envelope, and be a maximum of 1.2m in height.
E: Each erf must have a small outside drying yard area, (no larger than 9m2,)
concealed behind walls of 2m in height, situated within the building envelope and
integrally connected to the house. Washing lines may also be located within an
enclosed courtyard
DIAGRAM 1
September 2005
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Masonry walls: Plastered, painted walls, 340mm wide and to a maximum height of
1m will be acceptable. Walls to a height of 1.2m within the building envelope will be
acceptable. All walls to be strictly according to design as per Addendum 1.
Wire fencing: Square or rectangular weld-mesh wire mesh fencing in colours black
or charcoal grey or galvanised finish, with plain timber posts will be acceptable, set
back from the front/street boundary to the building line. All proposed fencing must
however be approved by the design review committee.
Post-and-rail fencing: Tanalith treated, unpainted, unvarnished post and rail fencing
will only be allowed set back to the front/street building line and with a maximum
height of 1.5m. Post-and-rail fencing may have weld mesh inserts. (See above.)
All fences, screens or walls shall be submitted for the approval of the Design Review
Committee or H.O.A. as outlines in section 7 of this document.
2.2
RETAINING WALLS & STEPS
Generally buildings and external spaces such as terraces and gardens should be
designed and located to rationalise site and slope conditions, avoiding excessive cut
and fill.
External changes in level shall generally be addressed by creating formal linear
terraces with low retaining walls and steps or ramps.
No single retaining wall shall exceed 1.5 m height. Areas requiring retaining walls
which exceed this height shall be terraced to break up the mass of the wall.
Terraces shall be constructed using masonry walls plastered to match the buildings,
or dressed in random or dry-packed stone.
Stone walls may be built entirely of stone or with stone facings to a masonry backup
wall.
The stone may be laid in random rubble or coursed rubble pattern with
recessed cement mortar joints.
Banked or logged earth may also be used at changes of level but may not exceed
1.5m in height. These banks shall have a gradient no steeper than 1:1.
September 2005
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All retaining walls higher than 1.0m shall be structurally designed/checked by an
engineer.
Under no circumstances may concrete blocks, such as ‘Terraforce’ or ‘Loffelstein’; or
timber pole or sleeper retaining walls, or informal, irregular shapes be used. Use of
artificial rockwork is strictly prohibited.
All retaining structures of any nature shall be submitted to the Design Review
Committee and H.O.A for approval as outlines in section 7 of this document.
2.3
VERANDAS, PERGOLAS
Veranda and pergola posts may be plastered masonry or timber, or a combination of
these. No elaborate mouldings or excessive detail will be allowed. These minor
forms are to be simple in form and without imitation of Period architectural styles.
All verandas and pergolas must be contained within the building envelope.
Colours and materials are to match the windows and doors of the house.
No Victorian cast iron “Broekie Lace” detail will be allowed.
Pergolas may be used as a tool to create external passageways, and to define
courtyards and vistas. Materials should relate to building materials (e.g. columns to
match buildings or timber to match window frames).
The following materials may be used:
Timber: natural or painted charcoal grey or one of the tonal shades stipulated
in the architectural guidelines.
‘Latte’ or reeds
Use of climbing plants/creepers is encouraged to cover pergolas and create shade.
Retractable awnings may be installed under Pergolas, canvas to be plain, (no
stripes,) as supplied by Shadewell Awnings, (or other approved) in earthy colours,
charcoal grey or cream.
September 2005
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Carports will not be allowed.
The Landscape Architect or Architect shall design all shade structures.
2.4
GAZEBOS / "LAPAS" / BRAAIS
Gazebos or braai areas must match the architectural style and character of the
estate. Roofing materials shall be the same as the buildings or pergolas/verandas,
but under no circumstances will Victorian or thatched/"rural" lapas be allowed. Gum
pole structures are also not allowed.
The landscape architect or architect must design all gazebos.
Braais that are built in shall be designed by the architect or landscape architect and
be constructed within the building envelope.
All Gazebos, lapas and braais are to be built within the building envelope.
2.5
DAMS
The existing dam on Erf 16 may be retained and appropriately landscaped. A
Gazebo type building situated on the dam edge may be acceptable but must be
approved by the Design Review Committee, and shall conform to the proposed
building style of the development.
2.6
SWIMMING POOLS AND WATER FEATURES
Water features and swimming pools are to be designed to compliment the style and
character of the estate. ‘Rock' or 'beach' pools and artificial rock are inappropriate
and shall not be allowed.
Water features, fountains and pools should be used to link the internal with the
external spaces and cool external spaces such as courtyards and verandas.
All pools and water features shall form part of the approval process by the developer
or the Home-Owners Association and shall be designed by the Landscape Architect.
September 2005
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All pools and water features are to be a minimum of 5 meters away from the side
boundaries and a minimum of 10 meters away from the boundary away from the
access way.
Pool fences shall conform to National building regulations, but should be constructed
to match other fencing within the development/erf. Off-the-shelf pool fencing shall
not be allowed, unless approved by the design Review Committee and H.O.A.; and
then only in an acceptable colour (charcoal grey, black). Timber pool fences may
also be approved, if to an acceptable colour and design.
Pool colours are to be chosen from the following palette: black, charcoal grey, brown
/ sand or natural. No blues are allowed.
Backwash from filters is to be filtered through a ‘French drain’ before being released
into the ground water system.
Swimming pool pumps must be screened from view. The position of the pump is
subject to approval by the Design Review Committee.
The use of channels or ‘Lei-water sloots’ is encouraged, using approved materials.
2.7
SIGNAGE AND NUMBERING
All signage and house numbering shall conform to the guidelines and shall be
indicated on building plans. All such numbering and signage shall be attached to the
building(s) or onto walls where possible and must be shown on building elevations.
No backlit or neon lit signage will be permitted, however signs with up- or downlighters will be permitted.
Cut out lettering attached to walls should be in a black or charcoal finish, no larger
than 150mm in height, and mounted flush with walls.
Numbering or lettering should be in the Times New Roman font or similar.
Free-standing signage shall have a charcoal grey or black background with brown,
beige, cream or white lettering (to match building colours) and the full sign shall be
September 2005
page 7
no larger than 600 x 400 mm. Lettering on free-standing signs shall be no larger than
60 mm in height.
2.8
EXTERNAL LIGHTING
External lighting shall be kept to a minimum.
Where required, lights shall be
recessed and fixed to walls or columns, or shall be restricted to garden up-lighters.
Garden up-lighters shall be black.
External lighting must be low level and
unobtrusive. No bollards or post-top luminaries (pole lights) will be allowed.
Courtyards and parking areas shall be minimally lit and restricted to entrance
porticoes where possible. Lighting is to be provided by the owner at the vehicle
entrance to the property, if required.
Flood lighting, spot lighting or bright security lighting shall not be allowed.
All lighting shall be to the approval of the Design Review Committee and the H.O.A.
September 2005
page 8
2.9
GARDEN ORNAMENTS / SECONDARY ELEMENTS
Garden elements such as garden furniture, pots, benches, birdbaths, fountains,
railings etc. shall be chosen to enhance the character of gardens and buildings and
shall be to the approval of the landscape architect.
Selected clay and concrete pots and ornaments may be used. Pots and ornaments
in a sandstone or terracotta finish from ‘Classic Stone’ or ‘Stone Cast’, or similar
approved supplier, or genuine clay pots will be acceptable.
No 'wendy houses' and sheds shall be permitted. All garden storage areas are to be
included in the overall house configuration
2.10
VEHICULAR ACCESS /DRIVEWAYS
All vehicular access and driveways shall be designed to retain the rural character of
the development. Materials shall be chosen from the list of proposed materials.
Access:
•
Vehicular access to the site will be as per shown options on the
Development Plan.
•
The finish on the driveways shall be gravel/exposed aggregate or
sandstone coloured clay brick pavers. [Types as indicated in section 3.]
•
Driveways are to be left open (gates to be set back at least 5m from road
edge) to allow vehicles to turn.
2.11
PEDESTRIAN ACCESS
All pedestrian paths shall conform to the paving materials listed below and shall
match the material used elsewhere on the erf.
'Sleeper' pathways and pebble pathways are not appropriate. Gravel and cementstabilised laterite may be used as an alternative. Grass blocks are not permitted.
All paving materials and paving plans are to be approved by the design review
committee or H.O.A.
2.12
EXTERNAL DRAINAGE
Pre-cast concrete channels shall not be allowed. Where channels are required they
shall be constructed in stone, brick or cobble.
September 2005
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Where possible storm water will be dispersed in grassed or reeded channels/swales
or be allowed to penetrate within detention areas/reed-beds before entering dams in
lieu of being piped underground.
2.13
PONDS
All ponds and stormwater storage areas to be approved by the H.O.A. in strict
accordance with the local and provincial authority regulations.
Owners are to ensure that there is sufficient water available for use prior to
construction of any ponds or dams.
Ponds and dams are to be lined either clay or Bentonite. Under no circumstances
may ponds and dams be concrete or plastic lined.
Ponds and dams are to be designed sensitively, without unsightly or “engineered”
walls and edges.
(Also see item 2.5)
September 2005
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3
HARD SURFACING MATERIALS
Paving materials shall be chosen from the appropriate list of materials below in
keeping with the overall character of the estate. Gravel, laterite (stabilised with 5%
cement), exposed aggregate concrete, approved brick, and cobbles in approved
colours are examples of suitable materials.
Plain interlocking concrete pavers, concrete pavers and black tar will not be allowed.
Except for use in paved courtyards, brick is to be used as edging and banding only,
with a predominance of cobbles, Laterite, gravel or exposed aggregate pavers.
The use of formal kerbs and channels in plain grey concrete will not be allowed.
Channels shall be constructed of brick, stone, or cobble. Roads or driveways shall
be edged with channels or left unedged.
Paved courtyards shall be enriched by the use of attractive hard surfacing
complementing or continuing materials that have been used in the buildings such as
terracotta tiles, brick, stone and slate; with the addition of planting, water features,
trelliswork, climbing plants, pots and pergolas.
MATERIALS:
The following brick colours will be acceptable :
COROBRIK ;
Wheatstone Paver
CRAMMIX :
Sahara Sand Paver
The following concrete products will be acceptable:
PAVATILE:
Cobbles and pavers in Table Mountain sandstone colour (Colour 157)
INCA PAVING:
Inca natural exposed aggregate pavers. (Fine aggregate)
September 2005
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Laterite:
Cement stabilized laterite, with max. 13mm gravel, in approved colours combined
with brick edging will be acceptable.
The following exposed aggregate in-situ paving will be acceptable:
Exposed aggregate concrete, using 6-13mm sandstone aggregate from Prima
Quarries or similar approved source.
The following natural stone will be acceptable:
SANDSTONE:
Sandstone tiles or rocks set in natural ground or concrete, (‘stone pitching’). Cement
joints should be kept to approximately 5cm maximum width and should be laid by an
approved stonemason.
SLATE:
‘Desert Sand’ or ‘Rich Autumn’ available from Strata or Mazista.
GRAVEL:
The following gravel will be acceptable: 6–13mm size Prima sandstone in a 30 to 50
mm thick layer. All gravel is to be laid on a compacted base and/or over a suitable
geo-fabric.
TERRA COTTA:
Terra cotta tiles are acceptable within building platforms.
TIMBER DECKS:
S A pine, meranti and balau decking is acceptable, in a natural finish.
4.
IRRIGATION
An irrigation plan will be required as part of the documentation to be submitted prior
to building approval.
The home owner shall ensure that the landscaping is designed to use water
sparingly, and according to allowable quantities as per the estate regulations.
September 2005
page 12
5.
PLANTING CHARACTER
The theme for the development is “Cape regional’ and may be defined as indigenous
blended with the local historical planting style in the Cape. It is relatively formal and
reserved.
The use of indigenous species shall be encouraged.
Tree planting will be used to create avenues, form axes, frame views, define
entrances and focal points, and screen buildings.
Trees such as Turkey Oaks
(Quercus cerris) and Olives (Olea europaea subsp. ‘Africana’) are good for this
purpose.
Hedges shall be used extensively in the place of, or in addition to, walls and fences.
Climbing plants and creepers shall be encouraged to cover walls, create shade under
pergolas and climb buildings to soften hard edges and surfaces.
Water plants and plants for dam edges shall be carefully chosen from an approved
list of non-invasive plants.
Non-invasive lawn species should be used.
Kikuyu lawn must be restricted to
defined and fully walled areas such as courtyards and may not be used where it
could invade reed-beds or water edge planting, meadows, vineyards, orchards or
Fynbos areas.
Buffalo or Cynodon lawn is strongly recommended.
Shrubs and groundcovers shall be chosen from the proposed plant list in keeping
with the style and character of the estate and may be supplemented by any plants
indigenous to the area.
The use of 'tropical' plants such as palms, banana trees, Phormiums, yuccas or
Strelitzia nicolai shall not be allowed.
September 2005
page 13
5.1
WINDBREAKS
Windbreaks have been planned as part of the structuring of the site and their position
and length has been determined on site to maximise privacy and view corridors.
In order not to block views, it is imperative that any windbreaks are planted strictly as
indicated on the Landscape Plan. (Figure 2)
5.2
VIEWS TO BE KEPT FREE
Certain restrictions pertain to some erven in order to protect views from other
erven. These are indicated in detailed on the Landscape Plan (Figure 2).
5.3
CLEARING OF EXISTING TREES
Owners of properties located in the existing pine forest are required to retain the
existing trees in a zone of 2 meters along any property boundaries that have trunks
of greater than 100mm in diameter, as wind breaks. Aging trees may be felled with
the permission of the HOA if they are deemed to pose a potential safety risk.
Areas that are designated wind break zones where existing aging/unsafe pines have
to be felled shall be planted with windbreak species as per the list below.
Clearing of trees in other areas shall be subject to approval of the HOA and Design
Review Committee, the decision shall take into consideration the points raised above
as well as screening of neighbouring properties.
Cleared trees are to be replaced. Trees of one type from the following list may be
used:
●
Olea Europaea subsp. ‘Africana’
●
Quercus cerris
●
Quercus ilex
●
Quercus suber
●
Podocarpus falcatus/latifolius
●
Populus ‘Simonii’
September 2005
page 14
6
PROPOSED PLANT LIST
This list serves as a guideline. Similar plants or plants of a ‘Cape farm’/indigenous
character may also be used if approved by the Design Review Committee. All Plants
indigenous to the area may also be used.
6.1
6.2
6.3
Climbing Plants
•
Clematis brachiata
•
Climbing roses
•
Jasminum multipartitum (Starry jasmine)
•
Parthenocissus quinquefolia(Virginia creeper)
•
Podranea brycei (Zimbabwe creeper)
•
Podranea ricasoliana(Port St. Johns creeper)
•
Rhoicissus tomentosa (Wild grape)
•
Senecio macroglossus (Flowering ivy)
•
Vitis sp (non-fruiting vines, grapes)
•
Wisteria sp
Hedge Species
•
Chrysanthemoides monilifera (bietou, low hedge)
•
Myrtus sp
•
Pittosporum sp
•
Plumbago auriculata (Cape leadwort)
•
Rhus crenata (Dune crowberry)
•
Rhus laevigata/mucronata
•
Syzigium paniculatum
•
Tarconanthus camphoratus (Camphor bush)
•
Viburnum sp
Shrubs
•
Agathosma cilliaris / ciliata (Buchu)
•
Aristea major
•
Brunfelsia pauciflora
•
Camellia sp
•
Chondropetalum tectorum (Dekriet)
•
Chrysanthemoides monilifera (Bietou)
•
Coleonema album (Confetti bush)
September 2005
page 15
6.4
•
Dietes grandiflora
•
Diosma hirsute / oppositifolia (Wild Buchu)
•
Erica longifolia / mammosa
•
Eriocephalus africanus (Wild Rosemary)
•
Felicia amelloides
•
Felicia filifolia
•
Gardenia sp
•
Grewia occidentalis (Cross-berry)
•
Halleria lucida (Tree Fuchsia)
•
Hibiscus sp
•
Indigofera filifolia
•
Lavandula sp (lavender)
•
Leucospermum sp
•
Leucadendron sp
•
Lobostemon fruticosus
•
Metalasia muricata (blombos)
•
Mimetes cuculatus / hirtus
•
Muraltia ericoides
•
Pelargonium cucculatum
•
Plumbago sp
•
Podalyria calyptrata (Sweetpea bush)
•
Polygala myrtifolia
•
Protea sp
•
Pterocelastrus tricuspidatus [Candle wood]
•
Punica granatum (pomegranate)
•
Rhus angustifolia / crenata / glauca / laevigata
•
Rosa sp (roses)
•
Rosmarinum sp (rosemary)
•
Salvia africana – caerulea/ lutea
•
Salvia chamelaeagnea
•
Syzigium globulus
•
Various herbs
•
Westringia rosmarinifolius
Groundcovers
•
Agapanthus africanus / praecox
•
Carpobrotus acinaciformis / edulis (Suurvy)
September 2005
page 16
6.5
6.6
•
Crassula capensis / coccinea / flava
•
Geranium incanum
•
Knowltonia vesicatoria
•
Lampranthus falciformis
•
Mentha sp (pennyroyal)
•
Osteospermum sp
•
Pelargonium peltatum
•
Plectranthus fruticosus / neochilus
•
Scabiosa sp
•
Sutera cordata
•
Trachelospermum jasminoides
•
Tulbaghia fragrans/ violaceae
Bulbs
•
Amaryllis belladonna
•
Clivia miniata
•
Hemerocallis sp
•
Iris sp
•
Nerine sariensis
•
Ornithogalum thyrsoides
•
Tritoniopsis lata
•
Watsonia sp
•
Zantedeschia aethiopica
Grasses
Andropogon eucomus
Agrostis lachinata
Eragrostis curvula
Eragrostis tef
Hyparrhenia hirta
6.7
Wetland/Water Plants
•
Aponogeton distachyos
•
Chondropetalum tectorum
•
Cyperus papyrus
•
Cyperus textilis
•
Elegia capensis/filacea
September 2005
page 17
6.8
•
Nymphaea capensis
•
Psoralea aphylla / pinnata
•
Spiloxene aquatica/capensis
•
Thamnochortus insignis
•
Wachendorfia paniculata
•
Zantedeschia aethiopica(Arum lily)
Tree Species
•
Brabejum stellatifolium (Wild almond)
•
Cassine peragua (Cape saffron)
•
Celtis africanus / sinensis
•
Ceratonia sp
•
Citrus sp
•
Cunonia capensis (Butterspoon tree)
•
Curtisia dentata (Assegaai
•
Ekebergia capensis (Cape Ash)
•
Ficus natalensis
•
Fruit trees (e.g. peach, apricot, plum, almond)
•
Ilex mitis (Cape holly)
•
Kiggelaria africana (Wild peach)
•
Olea capensis (Ironwood)
•
Olea europaea (commercial olives)
•
Olea europaea subs Africana
•
Podocarpus falcatus/latifolius (Outeniqua yellowwood/Real yellowwood)
•
Quercus suber (Turkey oaks)
•
Rapanea melanophloeos (Cape beech)
•
Rhus pendulina
•
Rhus vimnalis
•
Salix capensis
•
Salix mucronata
•
Virgilia oroboides (Keurboom)
Note: Palms, bananas, wild bananas and other tropical plants will not be allowed.
6.9
Wind break species
•
Brachylaena discolor
•
Populus ‘Simonii’
•
Quercus ilex
September 2005
page 18
•
6.10
Rhus pendulina
Lawn
Kikuyu lawn may only be used in areas where it can be contained (e.g.
House
lawns, fully enclosed by low walls or planting areas)
•
Stenotaphrum secundatum (Buffalo grass)
•
Cynodon dactylon (Couch grass)
NOTE:
All plants indigenous to the Cape Hottentots Holland Mountains, not on this list, may
also be used.
September 2005
page 19
7
LANDSCAPE REVIEW AND PLAN SUBMISSION
PROCESS
Plans which are submitted to the Design Review Committee or H.O.A. for approval
shall include the following information:One 1:200/1:100 Landscape Plan showing the following information:
•
Contours & levels.
Levels to be related to actual levels taken from Land
Surveyors survey drawings.
•
Building outline, all external structures e.g. decks, pools & water features,
pergolas & gazebos, fences, ‘werf’ walls paved areas, paths, terraces and
retaining structures, external lighting, signage and position of irrigation sleeves.
Materials and finishes must be specified.
•
Existing trees, new trees, and trees to be removed if any.
•
The Landscape plan must also include a list of plants, plant sizes and
quantities for the proposed landscape; these plants shall be selected from the
list of plants included in this guideline document.
•
Irrigation connection point.
All drawings pertaining to the landscape design are to be submitted to the Design
Review Committee, c/o CNdV at 72 Barrack Street, Cape Town 8001, which shall
confirm the sketch design, and stamp or comment accordingly.
A scrutiny fee will be applicable, the rate to be determined by the Landscape
Architect and agreed by the H.O.A.
September 2005
page 20
8.
DISCLAIMERS
8.1
This document is considered supplementary to the National Building
Regulations (N.B.R.) and cannot take precedence over it. Should any
provisions of this document be regarded as contrary to the N.B.R.,
then the N.B.R. shall prevail?
8.2
This document is considered supplementary to the Local Authority
requirements and cannot take precedence over them.
Should any
provisions of this document be regarded as contrary to the Local
Authority requirements, then the Local Authority requirements shall
prevail.
8.3
This document is to be considered supplementary to Wedderwill
H.O.A’s Articles of Association and shall be read in conjunction with
said articles. Where any possibility of conflict between this document
and the Articles of Association arises, the homeowner shall seek
clarification from the H.O.A and/or the Design Review Committee.
8.4
These guidelines shall be read in conjunction with the architectural
guidelines.
Any discrepancies shall be clarified with the Design
Review Committee or the H.O.A. prior to design submission.
September 2005
page 21

WEDDERWILL COUNTRY ESTATE DESIGN MANUAL

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