2013 architectural design and development manual …cmlhoa.co.za. · 2016-07-14 · aegean heights:...

2013 ARCHITECTURAL DESIGN AND DEVELOPMENT MANUAL

Date of first release : October 2013

REVISION : N.A.

Status on 22 October 2013

Unapproved (This document will only become official once approved by the affected parties namely the Saldanha Bay Municipality and the Aegean Heights Home Owners Association. Feedback from both parties is expected during approximately November 2013.)

Prepared for : Aegean Height Development Committee

Compiled by :

This revised document supercedes all previous manuals issued by the Development Committee i.e.

1. The Architectural Design and Development Manual dated March 2005

2. The Supplementary Information Document dated February 2010 Rev. 02

AEGEAN HEIGHTS: 2013 Architectural Design and Development Manual

00. INDEX Page

01. ABBREVIATIONS USED IN THIS DOCUMENT 1

02. WHY THE 2013 AD&DM? 2

03. THE OBJECTIVE OF THE 2013 AD&DM 3

04. THE 2013 AD&DM REFERENCE SYSTEM 4

05. THE SITE 5

06. ARCHITECTURAL PRECEDENT 6

07. THE AH ARCHITECTURAL CONCEPT 8

08. BUILDING PLAN ADJUDICATION 9

09. BUILDING CONTROL : GENERAL REQUIREMENTS 10

10. BUILDING CONTROL PLANS (BCP) 11

11. ARCHITECTURAL CONCEPT PLANNING 12

12. GENERAL ARCHITECTURAL DESIGN REQUIREMENTS 13

13. ARCHITECTURAL ELEMENTS: Roofs, walls, windows, doors, garage doors, shutters, pergolas and arches 14

14. SECONDARY ARCHITECTURAL ELEMENTS: Balustrades, burglar bars, chimneys, colour codes 26

15. EXTERNAL ARCHITECTURAL FINISHES: Approved colours, paving, external steps 29

16. BUILDING SERVICES ETC. 32

17. ATTACHMENTS 34


1

01. ABBREVIATIONS USED IN THIS DOCUMENT

01.01 General abbreviations:

ACA Africa Consulting Architects cc

AH Aegean Heights

AHDC Aegean Heights Development Committee

AHHOA Aegean Heights Home Owners Association

BCP Building Control Plan

CMR Club Mykonos Resort

NBR National Building Regulations

NGL Natural Ground Level

SACAP South African Council for the Architectural Profession

SBM Saldanha Bay Municipality

01.02 Abbreviations used for AH architectural manuals:

AD&DM 2005 The AH Architectural Design and Development Manual dated March 2005

SID 2010 The AH Supplementary Information Document dated February 2010

2013 AD&DM The updated 2013 Architectural Design and Development Manual


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02. WHY THE 2013 AD&DM?

02.01 SID 2010 has not been approved by the SBM and thus do not enjoy official status in terms of the rezoning criteria that stipulates that all amendments to the AD&DM of March 2005 requires council consent. Therefore the SID 2010 may actually not be used for plan approval which will make adjudication in terms of only the AD&DM 2005 ungovernable as it does not correlate with the actual built environment.

02.02 Furthermore, the AD&DM 2005 & the SID 2010 have ambiguities in terms of certain design criteria e.g.: doors, windows, colours, balustrades etc. This lack in clear guidance could compromise the scheme’s coherence and therefore compromise property values.

02.03 With approximately 27% of the dwellings either complete or in a process of completion and with each property plan approved with waivers, it is an opportune time to consolidate and clarify the way forward, specifically in terms of minimizing waivers.

02.04 New energy efficient building legislation has been promulgated which requires minimum reference in order to prevent the guidelines from contradicting legislation.

Note NBR SANS 10400 Part XA

02.05 Consequently the AHHOA has appointed ACA in terms of Constitution clause 5.6.1 to revise and update the AD&DM.


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03. THE OBJECTIVE OF THE 2013 AD&DM

Background:

03.01 Clause 3.8 of the March 2005 AD&DM states: “This Manual will be subject to revision when considered necessary by the Development Committee in collaboration with its consulting architect. The intention is not to change the basic principals and objectives of the manual at any stage, but rather to guide designers in the character envisaged for the development and to provide further detail and explanations. Addenda, sketches, explanatory notes, checklists, etc. may be issued.”

03.02 Clause 1.1 of the February 2010 SID states: “To maintain this environmental quality and unique sense of place it is important that home owners work within these guidelines to ensure a well-integrated village with a strong architectural character resulting in high value properties.”

03.03 Minutes of the meeting held on 14 Aug. 2013 between ACA and the SBM’s Town Planning Department records the town planners’ opinion that revisions to the March 2005 AD&DM may not enable dwellings to differ significantly from the already built AH environment, thereby causing possible division in the scheme’s visual coherence. The Department ruled that the approval of the 2013 AD&DM will be subject to approval by the municipal aesthetical committee.

Based on the this background, we conclude that the 2013 AD&DM may:

03.04 Not assume the right to alter the design intent of the original rezoning vision.

03.05 Not be implemented before approval by the SBM.

03.06 Consolidate waivers that have been regularly approved, that have become a visual standard and that do not contradict the original AH design intent, into the 2013 AD&DM.

03.07 Consolidate and re-organize the 2005AD&DM and 2010 SID into one document, thereby eliminating superseded info and subsequent ambiguity.

03.08 Include reference to new energy efficient legislation.

03.09 Provide further detail and explanations to give better guidance in terms of the character originally envisaged by the developers and the SBM.

03.10 Highlight building elements, designs etc. that contradicts the original AH design intent and clarify that such discrepancies will not be approved under the 2013 AD&DM.

Note: The 2013 AD&DM assumes the right to use and copy information contained in the AD&DM 2005 as well as the SID 2010. Note assumed right to copy


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04. THE 2013 AD&DM REFERENCE SYSTEM

04.01 Since this 2013 AD&DM is a consolidation and streamlining of both the 2005AD&DM and 2010 SID into one document, all items herein quoted is referenced to its original document(s) with the relevant clause or page number indicated in brackets and the manner of referencing (copied / reworded / revised etc.) indicated. This referencing occurs in the right hand margin of this document.

For examples:

Clause 7.5 of the March 2005 AD&DM has been revised in the 2013 edition. 2005 (7.5), revised

Clause 11 of the February 2010 SID has been copied in the 2013 AD&DM. 2010 (11), copied

Meanings:

Right hand margin (Created to reference the 2013 document to the original manuals)


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05. THE SITE

05.01 A unique sense of place

The site is the hilltop of the headland called Lynch Point, located between the single residential development of Paradise Beach and the “fishing village” Kalivas of the Club Mykonos resort. (See illustration 1.) With the spectacular views and larger sites it has been identified as the most exclusive area in Club Mykonos.

2010 (P.1), revised

The site has unique topography with mainly west facing slopes and views. 2010 (P.1), revised

Illustration 1


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06. ARCHITECTURAL PRECEDENT

In an attempt to define the design language for AH , the architectural character of Paradise Beach, Club Mykonos and the region must be considered:

2010 (1.2), last sentence, revised

06.01 Precedent study 1: Paradise Beach

The Paradise Beach development consists of single residential housing on sites of approximately 450m². The architectural character is of Mediterranean style with generally flat roofs and white wall architecture with small windows. Larger openings are set within pergola structures and behind columns. Units are permitted to be built to a zero building line on the one side of the plot only, thus defining view corridors between houses.

2010 (1.3), copied

Appropriation to AH:

As the AH sites are larger and more exclusive than Paradise Beach, the AH dwellings should be larger, more individualistic and more villa like and the same concept of view corridor is defined in the building control plan. 2010 (1.3), copied

A typical Paradise Beach view


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06.02 Precedent study 2: Club Mykonos Resort

The resort of Club Mykonos consists of Kalivas, which are arranged as high-density clusters up to 3 stories in height. (See illustration 2.)

Illustration 2

The strong white wall architecture is a literal interpretation of a Greek fishing village and the repetitive use of the arch, column and terrace provides a well-articulated architecture. Details such as timber balustrading, doors, windows and shutters are all standardized and the Mykonos theme is developed to a high degree.

Appropriation to AH:

It is not envisaged that Aegean heights should have this level of similarity between units; each house should be more expressive of an individual owner within the Mediterranean style of white wall architecture and these guidelines.

2010 (1.4), copied

06.03 Regional architecture of the western seaboard

Within the coastal Architecture of the Western Cape a regional character has developed which responds to the harsh Mediterranean climate as well as the white wall masonry vernacular styles of the Cape.

2010 (1.5), copied


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07. THE AH ARCHITECTURAL CONCEPT

Architectural Concept:

07.01 The buildings of Aegean Heights should respond to the strong Mediterranean architectural character of Paradise Beach and the resort of Club Mykonos, as well as appropriate the architecture of the region.

2005 (1.1), reworded 2010 (1.2), copied

The AH design manual:

07.02 The objective of the design manual is to assist architects and owners with the design of their houses in order to ensure compliance with the architectural concept; thereby ensuring a well integrated village with a strong architectural character of high property values.

2005 (1.2), revised + 2010 (1.1), (3rd

paragraph)

07.03 The design manual will be subject to revision when considered necessary by the DC in collaboration with its consulting architect. The intention is not to change the basic principles and objectives of the manual at any stage, but rather to guide designers in the character envisaged for the development and to provide further details and explanations. Addenda, sketches, explanatory notes, checklists, etc. may be issued.

2005 (3.8), copied.

07.04 - 2005 (1.3), omit (CM details applies for

items not described)

07.05 Should any provision in this manual be contrary to the National Building Regulations, then the National Building Regulations shall prevail.

2005 (3.9), copied


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08. BUILDING PLAN ADJUDICATION

08.01 Prior to submission to the SBM, plans must be submitted to the AH DC for approval to confirm that all work adheres to the AH AD&DM. This is a requirement of the rezoning approval and is applicable to all members by means of the AH constitution.

2005 (3.4), revised

08.02 The criteria for scrutiny approval will be aesthetics standards and compliance with the AD&DM. The DC may reject plans purely on the basis that it might consider it to be aesthetically unacceptable.

2005 (4.1), reworded

08.03 ACA is the architectural firm currently appointed to assist the AH DC with the adjudicating process. This appointment came into affect on 1 July 2013.

New 2013

08.04 ACA’s fee for such scrutiny will be in accordance with the AH constitution clause 5.6.3 and based on the tariff of fees recommended by the South African Council for the Architectural Profession and supported by the Institute of South African Architects for work of a similar nature. Where such fee scale is not available, the most current scale will be used and pro rata escalated. Disbursements properly and duly incurred will be charged.

2005 (3.4), revised (2nd sentence)

Include Constitution reference & other

08.05 Upon plan submission ACA will issue to the applicant a fee invoice for adjudication, plus a disbursement invoice where applicable. New 2013

08.06 Payment must be settled in full to commission the adjudication report. New 2013

08.07 The adjudicating architect’s mandate is restricted to the application of the AH design guidelines and excludes comments or responsibility in terms of all other legislation. New 2013


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09. BUILDING CONTROL : GENERAL REQUIREMENTS

09.01 This architectural manual must be used in conjunction with the building control plan (BCP). 2005 (3.1)

09,02 It is a condition of rezoning that all drawings for the design and construction of new houses as well as alterations and/or additions to houses must be prepared by persons registered as Professional Architects with the South African Council for the Architectural Profession (SACAP).

2005 (3.2), revised

09.03 It is the responsibility of the Owner in collaboration with his Architect to ensure that the drawings for submission are not a repeat design in this development.

2005 (3.3), copied

09.04 The owner must submit a certificate from a land surveyor to the Development Committee, stating the natural ground level (NGL) at each boundary peg. This requirement must be complied with prior to sketch plan submission.

2005 (3.5), copied

09.05 Plans must clearly indicate adherence to the applicable height restriction planes. The DC may ask for additional elevations or sections if deemed necessary.

New 2013

09.06 Upon completion of the building, the owner shall submit a certificate from a registered land surveyor stating that the building conforms to the prescribed height restrictions.

2005 (3.7), copied

Waivers:

09.07 Fully motivated applications for waivers may be considered by the DC and approved if considered justifiable. A fee shall be payable for the consideration of a waiver, whether approved or not.

2005 (3.6), copied

It is an objective of the 2013 AD&DM to reduce waivers and designers are encouraged to present designs that adhere to the requirements of these guidelines.

New 2013 note – NB


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10. BUILDING CONTROL PLANS (BCP)

10.01 The Building Control Plan forms part of the conditions of rezoning and requests for relaxation will not be supported. 2013 Note – NB

10.02 The Building Control Plans form part of the Agreement of Sale. Copies may be obtained from either CMR or ACA. New 2013

10.03 The BCP for each site set out the following:

Erf area

Boundary lengths

Areas to be retained for fynbos. Please note that under no circumstances will development be allowed in the protected areas.

New 2013, added

Zero Building Line Area

Height Restriction Planes

If a building exceeds its height restriction, the owner will be fined by the AHHOA and he/she may be forced to rectify the non-compliance which may necessitate the demolition of that part of the house that exceeds the height restriction plane(s).

2005 (2.5), last sentence

Building lines and setbacks

Minimum house size

Parking

10.04 For additional town planning issues please consult the Langebaan Town Planning Scheme e.g. New 2013

Coverage

Bulk 2013: SMB feedback is awaited

Double dwelling consent, building line encroachments etc.

10.05 Environmental issues

Home owners must note that since 2013 the SBM must refer all AH plan submission to the Environmental Affairs and

Development Planning of the Western Cape Government to determine the application of the NEMA EIA Amendment Regulations, 2010. This requirement will have an affect on the plan approval period.

New 2013


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11. ARCHITECTURAL CONCEPT PLANNING

11.01 Building at Aegean Heights will have to respond carefully to the sun, wind, and rain as well as the west facing slope and views. 2005 (4.2) + 2010 (1.1), 3rd

paragraph reworded.

11.02 In addition, please note that plans that do not adhere to the SANS 10400-XA requirement for building orientation but approved in terms of this AD&DM guideline, may be subject to a redesign and re-adjudication should the architect fail to demonstrate by rational design to the SBM that the design is equivalent to or better than the energy efficiency performance criteria of SANS 10400-XA.

NB New 2013

11.03 Privacy Considerations: Consideration must be given to ensure maximum level of privacy for owners as well as their neighbours.

2005 (4.3), copied

11.04 Construction details of the typical Club Mykonos architectural features (e.g. the tiled roof balconies) are available on request. 2005 (4.18), revised


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12. GENERAL ARCHITECTURAL DESIGN REQUIREMENTS

12.1 Ancillary structures, temporary structures, staff quarters etc.

Wendy Houses : No Wendy houses or similar temporary structures are allowed. 2005 (4.8), copied

Granny flats : Granny flats, outbuildings, tool sheds, etc, as well as alterations and additions must match the character of the main building. Granny flats must comply with the Municipal Town planning scheme.

2005 (4.9), reworded

Staff quarters : If required, staff quarters must be designed as an integral part of the house, opening onto a screened yard or patio. Staff quarters must comply with the Municipal Town planning scheme.

2005 (4.14), reworded. Sentence

added

Prefab , shade cloth etc.

: Pre-fabricated garages, temporary carports, shade cloth elements and the like will not be allowed. 2005 (4.10), reworded

Guest houses : The Agreement of Sale prevents properties owners from utilizing the property as a guest house. Properties may be used for private residential purposes only. New 2013, note

12.2 Elevated structures

No building may be placed on stilts, columns, piers or similar where there is an open void under the building. 2005 (4.7), copied

Examples :

Acceptable: The void below the pool structure still forms part of the building envelope.

Unacceptable: The space below this structure creates the feeling of an “open void”.


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13. ARCHITECTURAL ELEMENTS: Roofs, walls, windows, doors, garage doors, shutters, pergolas and arches

13.1 Roofs, down pipes, gutters, storm water

Energy Efficiency, SANS 10400 Part XA

: To ensure that the adjudication is based on a realistic design that can be executed, all drawings submitted for scrutiny must confirm roof assembly adherence in terms of SANS 10400 Part XA. The adjudicating architect will not check the info or take any responsible whatsoever for any such information.

New 2013

Roofs : All roofs, excluding the vaulted and sloped roof sections described below, must be flat, constructed in concrete and concealed behind parapet walls, plastered smooth and painted.

2005 (5) 1st paragraph + 2010 (2) last

paragraph, reworded

Non trafficable roofs : Non trafficable roofs to be covered with natural stone chip or painted white. New 2013. Paradise Beach copied

Roof Parapets : Top of parapets may be rounded or “square”. 2010 (15) first bullet, copied

Vaulted Roof Sections

: A portion of the roof may be vaulted & must be constructed of brick or concrete. (See illustration 3.) The external finish of the vault to be smooth plaster and painted white. The gable ends may be glazed. (See illustration 4.)

2010 (1) “roofs” 2nd sentence, copied

Sloping Roof Sections – clay roof

: 50m² maximum on plan may be sloping mono-pitch clay roof at 20 degrees pitch. These tiles must be Roman profile and be terracotta in colour. (See illustration 5.) This includes pergola roofs.

2010 (1) “roofs” 1st

sentence, copied

Illustration 3 Illustration 4 Illustration 5

Sloping Roof Section – concrete Roof

: 50m² maximum on plan can be sloping mono-pitch concrete roof at 18 – 20 degrees to match the flat concrete roof in appearance. (See illustration 6.)

New 2013. Based on previous waiver

approval


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Roofs over Balconies : These roofs may consist of the standard concrete slab and parapet, clay tiles on painted timber frame work or painted timber pergolas and canvas awning. Timber detailing to be in accordance with the typical Club Mykonos design details, all subject to the DC’s approval. (See illustration 7)

2005 (5) 4th paragrapgh,

reworded (painted added)

Unacceptable Roofing Materials

: Corrugated Perspex or similar roof sheets. New 2013

Roof Terraces : Terraces will be permitted on roofs with the exception of the highest roof. 2005 (4.4), copied

Down pipes, gutters etc.

: No external downpipes and gutters are permitted. Only concealed, built-in downpipes will be permitted. Alternatively rainwater may be discharged off roofs through typical Club Mykonos spouts fitted within slots in the parapet walls. Rainwater spouts are used at the owner’s risk and must be positioned so as not to cause a nuisance to neighbours. Noise and flooding must be considered. Spouts must be simple in design and must be specified on the drawings.

2005 (5) 3rd paragraph, reworded

+ 2010 (10) first sentence, reworded

Storm water : Storm water must be discharged onto the roads or to a soak away designed by a Professional Consulting Engineer.

2010 (10) 2nd sentence, omitted

Illustration 6 An acceptable concrete sloping roof section

Illustration 7 An acceptable balcony roof with clay tiles on painted timber frame work (colour as per approved colours)

Illustration 8 Acceptable: Rain water gargoyles


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Unacceptable storm water system

:

13.2 External walls, mouldings, “werf” walls, boundary- , screen- and yard walls and braais

External walls - General

: Except for the werf walls, all external walls, columns, chimneys, braais, parapet walls on all sides, boundary- and screen walls, roofs etc. must be plastered smooth and painted.

2010 (2) last paragraph,

reworded, “roofs” added

No fairface, bagged brickwork or facebrick will be permitted externally. 2005 (6.2), copied

No precast concrete concrete or walls of pre-manufactured panels are allowed. 2005 (6.5), copied

Retaining walls may be faced with natural local calcrete. However, such treatment is subject to the DC’s approval.

2010 (2) 2nd paragraph, copied +

added

Unacceptable example

:

Plaster Mouldings : The only plaster mouldings (optional) allowed will be above window and door openings and must be identical to the existing at Club Mykonos. (See illustration 9A.) No other mouldings will be allowed. (See illustration 9B.)

2010 (2); 1st paragraph, reworded.

This type of storm water disposal is unacceptable

Calcrete may not be used on columns


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“Werf” wall : This is a very important element for creating the required streetscape in the completed scheme: (See illustration 11.)

Note 2013

All dwellings to have a “werf” wall 500mm high on the street boundary, except where the carriageway crossing and pedestrian entry is required. This wall is to be made of local natural calcrete and the masonry construction standard should match the sample wall. . (See Illustration 10.)

SID 2010 (2), 2nd paragraph, copied

Any screen walls on the street boundary must be set back approximately 1.5m from the “werf” wall. (See Illustration 10.)

SID 2010 (2), 2nd paragraph, copied

Illustration 10 The required “werf” wall

Illustration 9B These mouldings are unacceptable

Illustration 9A The typical CMR window & door moulding


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Mouldings are not allowed on the “werf” wall: New 2013

The mouldings is unacceptable

Illustration 11 The emerging streetscape formed by “werf” walls

Unacceptable: There is no “werf” wall.


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Boundary Walls : Boundary walls (excluding the permissible house footprint built on the zero metre boundary) are not permitted except where they are retaining and enclosing levelled areas such as service yards, pool areas, outdoor terraces and driveways. These areas must be connected directly to the house. The natural sloping site, which falls outside of these areas, is to be maintained by the owner as natural fynbos and is to connect directly to surrounding natural areas.

2005 (6) 1st paragraph, revised

Height of boundary walls

: Where permitted, the maximum height of boundary walls is 2.5 metres above the natural ground level (NGL).

2005 (6.6), revised 2010 (2) 2nd

paragraph, revised

Service yards walls : An enclosed yard must be provided to screen refuse bins and laundry from external view. Minimum height of yard walls to be 1,8m above the finished yard level (This could result in a wall height in excess of 2.5m.)

2005 (4.6), copied

This boundary wall is unacceptable

Acceptable: This service yard wall is in excess of 2.5m above NGL but minimum 1.8m above the yard level.


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13.3 Windows


: To ensure that the adjudication is based on a realistic design that can be executed, all drawings submitted for scrutiny must confirm glazing adherence in terms of SANS 10400 Part XA, as well as the name of the competent person as classified in terms of this legislation. The adjudicating architect will not check the accuracy of the information nor take any responsible whatsoever for any such information.

New 2013

Finish : Permissible finishes are painted timber or powder coated aluminium in a colour to match the approved colours.

2005 (7.1), changed

Colours : All colours must be in accordance with the colour scheme prescribed in this manual. 2005 (7.1), reworded

Style : Vertical and horizontal sliding to facilitate functional external shutters. Top hung or casement windows may be used to facilitate mock shutters. Cottage pane subdivisions are specifically excluded.

Previously vertical sashes were

supported 2005 (7.1) +2010 ((3).

2013: Mock shutters now allowed.

Pane subdivisions are now excluded.

Shapes : Rectangular and square window shapes are preferred. Circular windows may be used as limited design features.

New 2013 Shapes were previously not

described.

No glass bricks or winblocks are permitted. 2005 (7.6), copied

Windows approval history (2013)

: Most of the previously approved plans adhere to the 2005 AD&DM as well as the 2010 SID. No revisions are recommended

Size: general : Windows may be coupled to a maximum width of 1800mm and brick piers of a minimum 450mm wide must be built between windows.

2005 (7.1)

Example :

Unacceptable: This window should have been two windows with a minimum 450mm brick pier division.


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Gable windows : Gable windows are permitted to follow the roof shape and are subject to DC’s approval. New 2013

Examples :

Revisions to Windows : Once approved, the windows may not be changed in any way without further written approval from the DC.

2010 (3) 2nd sentence

Double volume windows

: Double volume windows of 1.8m width have been permitted before. However, it must adhere to the design requirement for a Mediterranean style.

New 2013

13.4 Shutters

Provision required : Where possible, windows and/or doors are to be provided with mock or working shutters in an aesthetically acceptable way. All houses must make use of enough working shutters to fit in with the character envisaged for Aegean Heights.

2010 (3), 1st paragraph, copied 2005 (7.1): omit “all

windows to be shuttered” 2013: mock shutters

included.

Gable windows follow the gable shape This is also viewed as a gable window

and acceptable.

The effect of this window is handled well within the requirements for a Mediterranean architectural style with suitable roof expression and a horizontal beam element.


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Shutters may be sliding or hinged (where practical) and of a finish and colour as described for windows.

2005 (7.1)

13.5 Doors


: To ensure that the adjudication is based on a realistic design that can be executed, all drawings submitted for scrutiny must confirm glazing adherence in terms of SANS 10400 Part XA, as well as the name of the competent person as classified in terms of this legislation. The adjudicating architect will not check the accuracy of the information nor take any responsible whatsoever for any such information.

New 2013

Finish : Permissible finishes are painted timber or powder coated aluminium in a colour to match the approved colours.

2005 (7.2)

Style External doors may be hinged or sliding. 2005 (7.2)

: Cottage pane subdivisions are specifically excluded. New 2013

Door approval history (2013)

: Each plan submission up to ±August 2013 has deviated from the 2005 AD&DM as well as the 2010 SID. We have studied the nature of these waivers and hereby include the sizes that have become the accepted norm and that better supports energy efficient legislation:

New 2013

General : External doors (excluding garage doors) may not exceed 1800mm in width and “piers” of minimum 450mm finished brick work must be positioned between doors/windows.

2005 (7.2), omit the1,5m minimum without pergolas

Doors up to 4.5m wide:

: Doors width larger than 1.8 and up to 4.5m wide must be set behind a pergola, colonnade, arch or building overhang of minimum 1m deep. Where columns are used it must align with the door opening behind. A pier of minimum 450mm finished brick work is required between the larger doors and the next opening in the wall.

2010 (3)P4, 2nd paragraph, 4th

paragraph Building overhang

added 1m depth added. Omit the option of

providing wider doors with shutters

An approved example of a door (3.6m wide) designed to utilize the north aspect of the sun, with a 1m wide pergola over.


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Note : In the case where the required pergola encroaches a building line approval is subject to SBM’s approval.

New 2013: SMB’s feedback is awaited.

Examples Unacceptable: This setback must be minimum 1m.

.

Doors 4.5m and up to maximum 6m wide:

: Door width larger than 4.5m and up to 6m wide must be set behind a pergola, colonnade, arch or building overhang of a minimum depth of 1/3rd the door width. A pier of minimum 450mm finished brick work is required between the larger doors and the next opening in the wall.

New 2013: SMB’s feedback is awaited.

Acceptable example

An example of a 6m wide door opening with a 2m wide pergola over

An acceptable example of an arched structure to conceal door widths wider than 1.8m


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Examples :

13.6 Garage doors

: Sectional overhead garage doors must be plain, horizontally slatted timber or aluminium. 2005 (7.5), omit the wording “up and

over type”. Plus 2010 (5) last

sentence.

: All garage doors are to be painted or powder coated to match the approved colour. 2010(4) last paragraph, revised

: Where single garage doors are used the brick piers between the doors must have a minimum width of 330mm.

2005 (7.5), copied

: Garage doors wider than 2.4m but maximum 4.880m wide must be set behind a pergola, colonnade, arch or building overhang of minimum 1m overhang.

New 2013: include 4.88m wide doors due to common waiver approval.

Unacceptable: These frameless glass sliding/folding doors must also adhere to the design guidelines.

Unacceptable: A pergola, colonnade, arch or building overhang of minimum 1m deep is required over the door.


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Acceptable examples

: The aesthetical affects of a double garage door is softened by building overhangs.

13.7 Pergolas etc.

Pergola : Pergola beams may be plastered and painted concrete or masonry or planed and painted timber. All profiles to be square or rectangular. All colours to adhere to the approved colours.

2005 (9.2), reduced 2010 (6), added

Awnings : Aluminium adjustable louvers and awnings may be used provided that they are adequately screened by the concrete pergola beams. In addition fabric awnings must be single monotone in a suitable colour subject to the DC's approval.

2010 (6) + (8), “adequately” added, + “suitable colour to

DC’s approval” added

Pergola materials : Pergola design is subject to the DC’s approval. Therefore it must be shown on the drawings submitted for approval and an approved design may not be revised without due application.

New 2013

13.8 Columns and poles

Columns : All columns are to be square or rectangular with a minimum dimension of 350mm and must conform to the prescribed external rendering.

2010 (6). reworded

The columns spacing for pergolas will be a function of the requirement for wider doors. Omit the requirements for max. 4.5m apart

columns

Timber poles : Poles must be planed and painted as per the approved colours. New 2013


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14. SECONDARY ARCHITECTURAL ELEMENTS: Balustrades, burglar bars, chimneys, colour codes

14.1 Balustrades

General : The balustrades must be plastered masonry to a maximum height of 450mm above the adjacent floor finish and finished with timber, aluminium, stainless steel or glass balustrades. The fixing of all balustrades must be concealed in order not to be visible on the face of the fixing wall.

2005 (7.3) reworded 2010 page 4, last

paragraph, revise: change “may” to “must”. 2013 New. Add concealed

fixing

Stainless steel cables set in a suitably painted or powder coated frame may be used. 2010 page 4, last paragraph, revise

All timber, aluminium and stainless steel must be finished in an approved colour. 2010 page 4 last paragraph. reworded

Balustrade design is subject to the DC’s approval. Therefore it must be shown on the drawings submitted for approval and the approved design may not be revised without due application.

2010 page 4 last paragraph. Reworded.

Unacceptable Examples

:

14.2 Burglar bars

: Shutters should be used to provide security to doors and windows. 2010 (9)

The standard triangular precast concrete vent may be used in utility rooms. (See illustration 12)

2010 (9)

Balustrade fixing may not protrude onto the face of the fixing wall.


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External burglar bars, external Trellidor, Expanda Gate (or similar) and external roller shutters are not permitted.

2010 (9) 2005 (7.7), reworded

14.3 Chimneys

: Chimneys are to be masonry structures plastered and painted white. 2010 (11)

They are to be large, contemporary and should form a strong vertical element and focus. Chimney tops may be flat, round or triangular. Chimney cowls are not permitted, unless concealed and unobtrusive inside the chimney element. (See illustration 10.)

Typical chimney elements

Illustration 12


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Acceptable example: This is a suitable expression of the chimneys. The one chimney also conceals a working cowl which will be accepted.


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15 EXTERNAL ARCHITECTURAL FINISHES: Approved colours, paving, external steps

15.1 Approved colours Plastered walls,

columns, beams and roofs

: Plascon Aquarista PHB 800 or other suitable paint in precise matching colour. 2010 (4), Copied

Garage doors : To match Plascon Aquarista PHB 800 (either powder coated or painted to match) 2010 (4), Copied

Timber pergolas and canopies:

: To match Plascon Aquarista PHB 800 (either powder coated or painted to match) 2013, added

Windows, shutters, doors, balustrades and timber frame work below clay tiles balcony roofs

: The owner of each erf may choose one colour from the following colour options:

2010 (4) 1st paragraph. Revise to one colour selection.

The acceptable pergola colour.

Unacceptable pergola colour (to be painted white)

Timber frame work below clay tiles must suit the colour options:


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Colours apply to powder coating on aluminium, stainless steel as well as paint colours to match for wooden surfaces.

2010 (4) 2nd paragraph, reworded

AKZO NOBEL powder coating reference

:

2005 (7.4), omitted 2010 (4), copied

AKZO NOBEL powder coating reference

:

2013 New. Approved waiver approval for

Erf 8302. Add colour white as

a colour option (HOA approval 29 Oct

2013)

Plascon : Cabana G6-A1-2

15.2 Driveways & external paving

Paving Each owner must pave the complete sidewalk area between the site’s street boundary and the road kerb, including his complete driveway, with pavers to match the road. Pavers are available from INCA CONCRETE PRODUCTS (Tel: 021 904 1620). Code: 70D22 EXP TAN (70mm Interlock exposed aggregate, colour: tan).

2010 (5), copied

Prior to final ordering, please obtain a sample to test the match with the road paver, thereby ensuring that the correct pavers are used.

2010 (5), reworded

Teal Blue : ANP 1059

Turquoise Blue : ANP 15018

Azure Blue: ANP 1

Strong Blue : ANP 1611

Pastel Blue : RAL 5024

Duct white: ANP 1059


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External floor coverings

: External floors visible to the public may be covered only in square tiles of the following material: ceramic, porcelain, slate, sandstone and cobbles. In addition, brick paving to match the road and driveway may also be used.

2010 (12). Add ceramic, porcelain.

Brick paving to match general paver

- Omit 2010 (12) last sentence. Omit the

use of concrete pavers in concealed

yards.

15.3 External steps

All external steps and staircases must be built in plastered and painted masonry and covered to match the adjacent surfaces.

2010 (13), reworded

The balustrade walls should be solid brickwork plastered and painted or to match the balcony balustrading.

2010 (13), reworded

Acceptable example

:

Unacceptable rectangular external tiles

External steps of masonry and finished with ceramic tiles

Acceptable external flooring


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16. BUILDING SERVICES ETC.

Plumbing pipes : All plumbing and drainage pipes, including vent pipes, to be fully concealed and must be built into walls or within concealed ducts. It is unlikely that drainage ducts projecting to the outside of the building walls will be approved.

2005 (4.5), copied plus additional

comments

:

AC units : Air conditioning units, including all cables and pipes, must be fully concealed from any external view.

New 2013

Building Services: : The following and all other similar services to buildings must be fully concealed from any external view:

New 2013

Electrical conduits and wires

Any other pipes, cables, tubing, conduits, etc. (Surface mounting is not allowed.)

Gas bottles and piping

TV cables

Where building services are required to be concealed, conduits, wires, cables, pipes, etc. must be built into or recessed into the walls (within sleeves where required) or within concealed ducts inside the building. Trunking or cover strips over surface mounted conduits, wires, cables, pipes, etc, on the outside of the building are not acceptable.

External light fittings : External light fittings to be concealed and are to provide indirect light and low glare factor. 2005 (6.7), copied

TV Aerials : No protrusion of television aerials, radio aerials, or satellite dishes above parapet walls will be permitted.

2005 (4.12), copied

Unacceptable Visual Items

: Equipment, tools, engine and vehicle parts, pool pumps and filters, etc, should be sited out of view and screened from neighbouring properties and public view.

2005 (4.11), copied


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Solar Heating etc.


: To ensure that the adjudication is based on a realistic design that can be executed, drawings submitted for scrutiny must indicate the means for non-electric water heating. The adjudicating architect will not check the accuracy of the information nor take any responsible whatsoever for any such information.

New 2013

Solar panels must be integrated into the design of the roof and it must not be visible from any adjoining property or street. Hot water cylinders must be concealed and not be visible from any external view.

2010 (14), revised 2005 (4.13), omitted

(no solar panels)

Water Meters : Water meters must be properly positioned and secured, e.g. in the driveway paving. Easy access is important for readings.

2005 (4.17), copied

Swimming pools : Swimming pools must be designed as an integral part of the outside living area, and surrounded by approved paving.

2010 (7), ± Copied

The pump motors must be housed in such a way that neighbours are not disturbed by the noise. 2010 (7)

“Porta-Pools” or similar type above ground pools are not permitted. 2005 (10.1), copied

Pool designs require the prior approval of the DC. 2005 (10.2), copied

Post Boxes : No post boxes are permitted. There is no postal service provided to the resort. Owners should hire a post box at the Langebaan Post Office.

2005 (4.15), copied

House Identification : Street numbers and house names should be integrated into the design of the street facing external walls of the main buildings with maximum lettering height of 250mm.

2005 (4.16), copied


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17. ATTACHMENTS

17.1 Development status plan (October 2013).

17.2 Typical BCP

17.3 WorleyParsons RSA services drawings:

• Water

• Sewer

• Stormwater

2013 architectural design and development manual …cmlhoa.co.za. · 2016-07-14 · aegean heights:...

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