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 CHITTENDEN NICKS DE VILLIERS environmental planning, urban design, landscape architecture ii REF: 98430/Wedderwill Design Manual May 2004 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. CHITTENDEN NICKS DE VILLIERS environmental planning, urban design, landscape architecture 1 REF: 98430/Wedderwill Design Manual May 2004 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. CHITTENDEN NICKS DE VILLIERS environmental planning, urban design, landscape architecture 2 REF: 98430/Wedderwill Design Manual May 2004 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 CHITTENDEN NICKS DE VILLIERS environmental planning, urban design, landscape architecture 3 REF: 98430/Wedderwill Design Manual May 2004 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 CHITTENDEN NICKS DE VILLIERS environmental planning, urban design, landscape architecture 4 REF: 98430/Wedderwill Design Manual May 2004 AMENDMENT A – DE WERF ARCHITECTURAL GUIDELINES 14 July 2014 13 | P a g e AMENDMENT A – DE WERF ARCHITECTURAL GUIDELINES 14 July 2014 14 | P a g e 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 AMENDMENT A – DE WERF ARCHITECTURAL GUIDELINES 14 July 2014 15 | P a g e 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. AMENDMENT A – DE WERF ARCHITECTURAL GUIDELINES 14 July 2014 16 | P a g e 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 Email: [email protected] 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: AMENDMENT A – DE WERF ARCHITECTURAL GUIDELINES 14 July 2014 17 | P a g e 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. AMENDMENT A – DE WERF ARCHITECTURAL GUIDELINES 14 July 2014 18 | P a g e 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. AMENDMENT A – DE WERF ARCHITECTURAL GUIDELINES 14 July 2014 19 | P a g e • 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. AMENDMENT A – DE WERF ARCHITECTURAL GUIDELINES 14 July 2014 20 | P a g e 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 SUBMISSION PROCEDURE 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 REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES 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. REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES 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 REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES September 2005 page 4 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 Configurations and Techniques ● 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 Configurations and Techniques ● 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. REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES September 2005 page 5 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 REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES September 2005 page 6 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. SUBMISSION PROCEDURE 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 Email: [email protected] Contact person: Michéle Sandilands REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES September 2005 page 7 Köper Levin George Architects 1 Hans Ras Road, Rondebosch 7700 Ph: +2721 685-2720 Fax: +2721 685-2712 Email: [email protected] Contact person: Geoff George Van Biljon & Visser Architects 38 Dorp Street, Stellenbosch 7599 Ph: +2721 887-2414 Fax: +2721 883-3178 Email: [email protected] Contact person: Louise van Riet Graham Linsley Architects 12 Westridge Wedderwill Estate Ph: +2721 858-1790 Fax: +2721 858-1790 Email: [email protected] 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; REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES September 2005 page 8 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. REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES September 2005 page 9 Separate landscape plan to be prepared and approved by City of Cape Town / Helderberg Administration Figure 1 Development Plan REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES September 2005 page 10 Figure 2 Landscape Plan REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES September 2005 page 11 Figure 3 Architectural Images REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES September 2005 page 12 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 REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES 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 REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES 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. REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES 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. REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES September 2005 page 2 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 REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES September 2005 page 3 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. REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES September 2005 page 4 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. REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES September 2005 page 5 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. REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES September 2005 page 6 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 REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES 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. REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES 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. REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES September 2005 page 9 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) REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES September 2005 page 10 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) REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES September 2005 page 11 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. REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES 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. REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES 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’ REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES 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) REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES 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) REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES 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 REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES 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 REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES 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. REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES 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. REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES 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. REF: 02.931\DE WERF ARCHITECTURAL GUIDELINES September 2005 page 21
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