ARCHITECTURAL AND BUILDING REGULATIONS


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ARCHITECTURAL DESIGN GUIDELINES


1.   Introduction

The objectives of the Architectural design guidelines are:

1.      To ensure harmonious interaction with the natural environment.

2.      To capture the beauty of a particular site including views, trees, natural features and slopes and incorporate them in the designs.

3.      To manage and avoid negative impacts of building on the environment and adjoining properties.

 2.  Design philosophy

 The design philosophy is to capture the serene atmosphere of the reserve and to ensure that nature, houses and people interact in a harmonious manner.

The architectural language is based on simplicity by means of proportion, scale, form, colour and texture. The styles to be timeless and will not at all referred to any duplication of stylistic architecture.

Natural elements and local building forms and materials will be enhanced. The inside/outside relationship has to be exploited.

Layouts will be dictated by the features of each site and the privacy of neighbouring sites.

Skylines, visibility and proportions will be regarded as important.

 Bold architectural statements will not be allowed but the emphasis must be on refined detailing and focus points.

Double storey buildings will only be allowed with platforms and if the fall of the land allows a lower floor. This will be restricted to maximum 25% of the floor area and elements of balconies screens or plants will have to be introduced to scale down the visible proportion

3.   Privacy and good neighbourliness

A harmonious interaction between all residents will be required:

Plans will be evaluated taking cognizance of the effect the building will have on the neighbouring properties and the macro impact on the surrounding landscape.

Visual privacy will be required to be incorporated in designs.

Outbuilding/yards to form part of the building complex.

A/C, pumps etc. must not be audible from adjoining properties.

Windows including placement and size will be scrutinized to ensure limited impact on neighbour’s privacy.

  No landscaping other than landscaping will be allowed.

 

 4.  Scale and proportion

 The architecture to be harmonious and of a human scale, avoiding large              

Building forms. Larger building must be broken up into smaller well defined components. The size, proportion and placements of components must take cognizance of site and environmental conditions.

 5.  Plan/house forms

 Maximum permitted widths of buildings will be 8 meters. Plan forms can be organic or modular. Maximum building height of flat roof structure will be 6 meters and for pitched roofs 6 meters at the ridge.

Mezzanine floors will only be allowed in flat roof designs.

 6.  Roofs

  Flat concrete roofs with crushed stone finish will         be preferred.

Dark grey coloured roof sheeting at a maximum of 5 degrees will be accepted as an alternative.

Pitched roofs will be thatch or blue-gray slate tiles with a 45 degree slope.

No lean-to verandas will be allowed.

Overhangs can be large with a minimum of 900mm.

 

7.   Balconies and balustrades

 Balconies are to be placed and designed so that privacy of neighbouring properties is not compromised.

Balustrading can be low walls, wooded logs or frameless glass with stainless steel supports and has to conform to national building regulations.

 8.  Columns

Supporting columns have to be simple and functional. No precast elements will be allowed.  Wooden logs, exposed concrete finish or rock colours will be preferred.

 9.  Pergolas, verandas, external structures

Timber logs are preferred although cantilevered concrete structures will also be accepted.

10. Chimneys

Chimneys stacks may not exceed the roof apex by more than 1 meter. No ornate pots will be accepted. Anti-spark grilles will be require

11. Windows

Windows frames can be timber or epoxy coated aluminium. Sliding shutters are preferred for security. No external burglar bars will be accepted.

12. External door Frames

To match windows. Can be painted or hardwood.

13. Outside walls

     The following outside finished will be allowed:

Red coloured travertine face bricks.

Natural stone.

A combination of smooth and scratched plaster, painted.

Concrete with a rough finish or sand blasted.

Timber plank horizontal style cladding.

       The following will not be allowed:

Decorative precast mouldings

Small panels of different finishes

Wall surface with complicated recesses and projections

 

14. Colours

Only earthy colours will be accepted in a palette from light to dark.

Colours to be approved by the committee prior to commencing with final coats.

 15. Garages

 Timber log type carports with netting and timber lath strips will be allowed.

Garage doors to be timber, painted or hardwood.

Screen for trailers to be provided for.

No game vehicles will be allowed outside covered with canvas.

  16. Wendy houses etc.

 No prefabricated wendy houses, tool sheds etc will be allowed.   

 17.  Lapa’s

Lapa’s will be allowed only if the site permits it. Lapa’s to be screened off.

 18.  Utilities

Antennas and satellite dishes not to be higher than the roof lines and unobtrusive in position and colour.

Solar panels to be flush with roofs  and all pipes concealed and has to match  the roof colour.

All plumbing to be concealed.

19.   Retaining structures/excavations

In general the design is to take cognizance of the slopes of sites.

Excavations are to be confined to the footprint of the building or access to the property.

All excavations to be treated by rock cladding or retaining structures not to exceed 2,10 meter in height.           

Final floor levels will be determined on site and no excavations or filling may be undertaken without final on-site approval.

20.   Boundary walls, fences, hedges

No fences or boundary walls allowed. Service yards can be screened off by
by walls or motors or wooden screens to form part of the main buildings.

21.   Pools

No pools larger than 30 000 litre will allowed. No infinity pools will be allowed. Pool motors to be placed in such a position that pollution is limited.

All pools to be fitted with solid covers.

22.   Site lighting

Site lighting will be limited to the perimeter of the building and walkways between buildings. Only low area lighting will be required. No flood lighting will be allowed.

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HIGHLIGHTS:

* Styles to be timeless with no duplication of stylistic architecture.

* Layouts will be dictated by the features of each site

* The objective is to capture the beauty of a particular site including views, trees, natural features and slopes and incorporate them into the designs.

* Natural elements and local building forms and materials will be enhanced.

* Double story buildings will only be allowed with platforms if the fall of the land allows a lower floor.