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DRAFT ARCHITECTURAL GUIDELINES APRIL 2015 REV G – DRAFT COPY – SUBJECT TO CHANGE
CLARA ANNA FONTEIN DESIGN GUIDELINES
April 2015 – Rev G
TABLE OF CONTENTS
1
INTRODUCTION ..................................................................................................................................................... 2
2
GENERAL PRINCIPLES ......................................................................................................................................... 3
3
PLANNING CONTROLS ......................................................................................................................................... 3
3.1
3.2
3.3
3.4
3.5
4
DENSITY, HEIGHT AND COVERAGE OF BUILDINGS ................................................................................. 3
BUILDING LINES ........................................................................................................................................... 4
DRIVEWAYS .................................................................................................................................................. 5
BOUNDARY WALLS ...................................................................................................................................... 5
RETAINING WALLS/STRUCTURES ............................................................................................................. 6
ARCHITECTURAL ELEMENTS AND MATERIALS ............................................................................................... 7
4.1
4.2
4.3
4.4
4.5
4.6
4.7
4.8
4.9
4.10
4.11
5
ROOFS .......................................................................................................................................................... 7
WALLS ........................................................................................................................................................... 7
WINDOWS, SHUTTERS AND DOORS ......................................................................................................... 8
AWNINGS ...................................................................................................................................................... 8
HANDRAILS AND BALUSTRADES ............................................................................................................... 8
COLUMNS AND PILLARS ............................................................................................................................. 8
PLASTER MOULDINGS ................................................................................................................................ 9
PERGOLAS ................................................................................................................................................... 9
CHIMNEYS AND FIRE PLACES .................................................................................................................... 9
EXTERNAL LIGHTING ................................................................................................................................ 10
SUNDRY ITEMS .......................................................................................................................................... 10
LANDSCAPE ARCHITECTURE ........................................................................................................................... 10
5.1
5.2
5.3
5.4
5.5
5.6
5.7
5.8
GENERAL VISION ....................................................................................................................................... 10
DESIGN ELEMENTS: OBJECTIVES, PRINCIPLES AND GUIDELINES ..................................................... 10
REQUIREMENTS AND PROCEDURES ...................................................................................................... 11
RESTRICTIONS .......................................................................................................................................... 11
SOFT LANDSCAPING - PLANTING ............................................................................................................ 12
IRRIGATION ................................................................................................................................................ 14
HARD LANDSCAPING .................................................................................................................................. 9
DRAINAGE AND STORM WATER .............................................................................................................. 10
ANNEXURE 1: Request Form Landscaping Related changes in Public Open Areas
ANNEXURE 2: Plant list of Proposed Planting Species
ANNEXURE 3: List of Prohibited Plants
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1
INTRODUCTION This set of design guidelines controls the architectural and environmental identity of Clara Anna Fontein. It
has been prepared by the developers and their professional team. The developers, Home Owners
Association and controlling architects will ensure that the guidelines are complied with during the design and
construction phases.
The guidelines have been carefully developed so as to establish a timeless and collective architectural
identity throughout the Estate without inhibiting the individual owner’s creativity and style. The elements that
form the essence of the style and the control of these elements are explained in this document.
The control elements are, amongst other things; the covering, pitch and colour of the roofs; exterior paint
colours; the street and environmental interfaces; the appearances of the plinths, the appearances of the
windows and relationship between buildings. By controlling these elements, the full potential of Clara Anna
Fontein will be realised as the individual houses are added, and will in turn, grow the investment that
homeowners have made in their property. The erf owner is free to choose his/her own architect subject to the
condition that these written and visual guidelines form the basis of the house design.
SUBMISSION PROCESS:
1. Meetings of the aesthetic meeting will be convened by the Controlling Architect, and will generally occur
once every fortnight (builder’s holidays excluded).
2. Hard copies of the submissions are to be delivered to the Controlling Architects, complete with all
required architectural and landscape drawings, completed checklists and proof of payment of the
applicable submission fees, by 12h00, three working days before the date of the scheduled meeting.
3. A set of PDF copies of the plans are to be forwarded by the applicant to the Controlling Architect at the
same time, to permit circulation to the aesthetic committee members before the meeting.
4. The Controlling Architect will check each submission prior to the meeting and present each submission to
the meeting, together with his recommendations, and discuss the submission with the committee.
5. The aesthetic committee’s decision will be communicated to the architect responsible for the design by
email within three working days of the date of the meeting.
6. Refer to items 5.3 and 5.5.1 for additional procedures to follow regarding landscaping.
Controlling Architects:
BOOGERTMAN + PARTNERS ARCHITECTS
TEL: (021) 930-9210
FAX: (021) 930-9211
CONTACT PERSON: Janine Cronje
email : janine@boogertmanct.co.za
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Controlling Landscape Architects:
STRATEGIC ENVIRONMENTAL FOCUS
TEL: (021) 979 3822
FAX: (021) 979 3830
CONTACT PERSON: Riana Delport
email : riana@sefsa.co.za
2
GENERAL PRINCIPLES 2.1
2.2
2.3
2.4
2.5
2.6
2.7
2.8
3
This "design control document" is defined by a body of text (the written guidelines) which contains
rules (which are enforceable) and guidelines (which are suggestions and not enforceable) both of
these are further explained and amplified by sketches where applicable. (the visual guidelines).
Where there is any difference in interpretation of the rules the opinion of the Controlling Architect
shall be final. (rule)
The Estate’s constitution and deed of sale state that homeowners must comply with the architectural
and environmental controls when houses are designed and built.
The current document can be downloaded from the Estate Website.
The approval does not exempt the applicant from any other legislation, bylaws or regulations that
may be applicable by any statutory body with control over the estate. (rule)
Any submissions which deviate from these guidelines shall be accompanied by a fully motivated
waiver application. Where the controlling architect and the duly appointed Home Owners Association
representatives (aesthetic committee) feel that the waiver will promote good architecture and the
interest of the overall built environment they may approve such a waiver. No waiver granted in this
process will create a precedent for approval of future waiver applications. (rule)
In order to optimize the manner in which the buildings on the estate use their individual locations it is
a requirement that the architect employed by the homeowner visit the site, familiarize themselves
with the site constraints and opportunities vis a vis (among others but not limited to) access, existing
infrastructure, topography, prevailing weather conditions, summer and winter sun angles, distant
views and adjacent views and view corridors. It is also a requirement that a sketch illustrating the
analysis of the site and the predominant building responses to the specific site conditions accompany
the final building plan submission to illustrate this process. This sketch may be rough but should
provide sufficient information to clearly illustrate how the building submission responds to the specific
site and may be accompanied by photographs, charts or any other relevant information which
informed the design. (rule)
The Developer will supply a site survey, inclusive of the datum for calculation of the height control to
the Owner, this survey is to be used for all height calculations.(rule)
It is a requirement that the property owner engage a registered professional architect (SACAPPrArch) to carry out the design of any work on the property and that any submission will appear on
this registered PrArch’s title block and include both the registered persons registration number and
signature.
PLANNING CONTROLS 3.1
DENSITY, HEIGHT AND COVERAGE OF BUILDINGS
3.1.1 Density:
Only one dwelling per erf is permitted except where noted otherwise by the developer and no
further subdivision of any of the residential stands by purchasers shall be allowed. (rule)
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3.2
3.1.2
Height:
3.1.2.1 The buildings (excluding chimneys) are limited to a maximum height of 9.5 m
measured from an established datum determined in the documentation provided by
the HOA. (rule)
3.1.2.2 Each plan submission is to include the existing and proposed contour levels of the
site. (rule)
3.1.3
Coverage:
3.1.3.1 The initial building shall not be smaller than:
< 750m² erf = 185m² incl garages
751m² - 1300m² erf = 250m² incl garages
> 1301m² erf = 300m² garage incl. (rule)
3.1.3.2 All hard roofed patios, verandas, and similar areas are to be included in all coverage
calculations. (rule)
3.1.3.3 The coverage may not exceed 50% of the stand size. (rule)
3.1.3.4 Total bulk may never exceed 75% of the stand size. (rule)
3.1.3.5 First floor area may not exceed 70% of ground floor area. (rule)
3.1.3.6 It is required that the designers make use of different heights and elements on the
street facade to create an interesting street facade (rule). Staggering rather than
massing or big blocks on top of each other.
BUILDING LINES
3.2.1 Street Boundary
3.2.1.1 5m from the stand boundary for double storey. (rule)
3.2.1.2 3.5m from the stand boundary for single storey. This excludes pergolas and nonenclosed elements. (rule)
3.2.1.3 Where an erf has frontage onto more than one street the street building setback will
apply only along the street on which the homeowner takes vehicular access. Any
other boundaries will be subject to setbacks as for side boundaries. (rule)
3.2.2
Garages and Covered Parking.
3.2.2.1 Garages are to be set back a minimum of 5m from the stand boundary. (rule)
Innovative methods of managing the garages effect on the streetscape will be
evaluated on individual merit. Note that only one double garage may sit on the 5m
building line, any additional garages must be set back min 6.5m off street facing
boundary.
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3.2.3
3.3
DRIVEWAYS
3.3.1 The driveway access to the road may not exceed 6m in width where it crosses the verge.
(rule)
3.3.2
3.3.3
3.4
Side Space
3.2.3.1 Single storey 2.5m (minimum) in estate generally, except for erven where the street
facing boundary is less than 22m in length where the side spaces may be reduced to
2m.(rule)
3.2.3.2 Double storey 3.5m (minimum) in estate generally. (rule)
3.2.3.3 Only in unique circumstances will a relaxation of building lines be considered by the
Home Owners Association and the controlling architects. Any such relaxation will still
be subject to final Local Authority approval.
3.2.3.4 Where property has been consolidated the total sum of any applicable side spaces
along the original side boundaries which separated the consolidated properties shall
be provided on the side boundaries of the new property. No side space on the
consolidated property may be less that the approved minimum required by the
guideline and in addition the total of the side space setbacks provided, when added
together, shall total the sum of the original side spaces of the erven which have been
consolidated. (rule)
3.2.3.5 Where the street facing boundary is less than 22m in length the Home Owner may,
subject to approval
by affected adjacent owner, reduce the side space,
applicable to the garage only, and on one side only to 0m. (rule)
Appearance
3.3.2.1 Driveway materials are to be clay brick pavers (colour - brown), exposed aggregate
pavers or exposed aggregate surfacebeds. (rule)
Sleeves
3.3.3.1 Each homeowner shall provide two 100mm PVC sleeves below their drive way
complete with draw wires. The sleeves are to be situated alongside one another at
2000mm from the kerb edge and are to extend a minimum of 600mm beyond the
edge of the driveway surface . Where the sleeves need to be situated in a different
position for any reason the HOA are to be advised and the alternate position agreed
in writing to the HOA.(rule)
BOUNDARY WALLS
3.4.1 Street Facade
3.4.1.1 Low walls with a simple defined base and coping and a maximum height not
exceeding 900mm will be permitted along the front and side boundaries. These may
be topped with a wrought iron panel in an approved design. The combined height of
the wall and panel shall not exceed 1800mm above the natural ground level. (rule)
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3.4.1.2
3.4.1.3
3.4.1.4
3.4.1.5
3.4.1.6
Full details of the proposed panels must be submitted for approval prior to
manufacture being started.
No wall exceeding 900mm in height or combination of wall and fence exceeding
1800mm in height will be permitted ahead of a line extending the plane of the front
façade of the house to the side boundaries except where the aesthetic committee
considers these to be integral to the design of the house. (rule)
No gates shall be higher than the adjoining wall. (rule)
Columns can be repetitive (440mm thick) in a vertical rhythm at min 3m centres with
see-through wrought iron elements in between.
The use of natural stone, facebrick (only one facebrick type as per colour palette) or
timber in combination with plastered walls is encouraged. Use of stone/timber/brick
for isolated elements (boxes or an isolated wall plane) will be permitted. (rule)
Walls with a lower height than the main wall, intersecting the main wall in the height
relation 2:1 will be allowed. (rule)
3.4.2
Side And Rear Boundaries
3.4.2.1 Wall types permitted under 3.4.1 will be permitted to the side and rear boundaries.
(rule)
3.4.2.2 Solid walls between the erven shall not exceed 2100mm in height and any portion of
a boundary wall extending from the front façade of the house to the roadway is to
comply with the requirements of Clause 3.4.1.1. Walls enclosing the drying yard
must be 1800mm high solid walls. (rule)
3.4.2.3 A solid masonry base with black wrought iron work (in a approved design) above will
be permitted. Use in the relation 1:1 and with the total height not exceeding
1800mm. Full details of the proposed panels must be submitted for approval prior to
manufacture being started. (rule)
3.4.2.4 Columns can be repetitive (440mm thick) in a vertical rhythm with see-through
wrought iron elements in between.
3.4.2.5 Walls to be flush joint or horizontal joint.
3.4.2.6 The use of natural stone, facebrick (only one facebrick type as per colour palette) or
timber in combination with plastered walls are encouraged. Use of stone/timber/brick
for isolated elements (boxes or an isolated wall plane) will be permitted. (rule)
3.4.2.7 All boundary walls are to be smooth plastered and painted as a minimum and shall
be finished on both sides.
3.4.2.8 Where slope of the natural ground requires it the boundary walls shall be stepped to
ensure compliance with the height restrictions relative to the original natural ground
level.
3.4.3
Screen Walls
In certain cases, screen walls between the building line and boundary may be allowed to
screen pools and other private areas. The positioning, height and extent of these walls has to
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be approved by the Home Owners Association, with the proviso that no screen wall may be
closer than 1m to the side, rear or front boundaries.
3.5
4
RETAINING WALLS/STRUCTURES
Retaining structures may be used. Massive retaining structures should be avoided. Banked earth at
30 degrees may also be used. No banked earth will be higher than 1m (staggering is encouraged).
Natural stone and gabion are the only finishing materials permitted for retaining walls with special
approval by CAF HOA and where these are used they are to be stepped in levels not exceeding 1m
in height with sufficient horizontal steps to allow plantings – min 600mm planting space (rule)
ARCHITECTURAL ELEMENTS AND MATERIALS 4.1
ROOFS
4.1.1 Only the following finishes will be permitted:
4.1.1.1 Chromodek galvanised steel sheets - only Klip-Lock or Brownbuilt (interlocking
profile and clip fixing system). Colour: Charcoal Grey (rule)
4.1.1.2 Natural Slate - Silver Blue
4.1.1.3 Marley Modern Tiles (or equal), colour black
4.1.2 All rainwater goods which are exposed be painted to match walls. (rule)
4.1.3 Permitted roof pitch 15° - 30°. (rule)
4.1.4 Roof articulation to be simple hipped end. (rule)
4.1.5 Vent pipes may not be visible from roadways.
4.1.6 Eaves overhangs to be not less than 500mm and not more than 900mm, measured from wall
to fascia for pitched roofs. (rule)
4.1.7 Flat roofs will be allowed - use flat roofs with deep overhangs (900mm - 1500mm) or
cantilevered slabs (1,5m) over windows, on different levels of facades. (rule)
4.1.8 All flat roofs are to be constructed of concrete only and to have a finishing layer of brown
stone chip laid over any waterproofing. (rule)
4.1.9 Flat roofs not more than 30% of total roof area. (rule)
4.1.10 Any PV panel or solar collector panels are to be mounted in the same plane as the roof and
frames and brackets are to be coloured to match the roof finish. Installation and extent must
be shown on the submission drawings (rule)
4.2
WALLS
4.2.1 The following wall finishes are permitted.
4.2.1.1 Smooth plaster and paint. (colour to be approved earth tone in brown shade) (rule)
4.2.1.2 Facebrick in approved Clara Anna Fontein palette not exceeding 30% of external
wall surface (rule)
4.2.1.3 Integral coloured rendered wall coatings such as Marmoran, Gama Zenith and
Earthcote within the approved Clara Anna Fontein palette. (guideline)
4.2.2 Designers are encouraged to use the wall finishes in combinations. (guideline)
4.2.3 The following plinth and column base finishes are permissible:
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4.2.4
4.2.5
4.2.6
4.3
4.2.3.1 Face brick (as per Clara Anna Fontein palette) to maximum of four courses above
internal floor level. (rule)
4.2.3.2 Locally specified stone (as per Clara Anna Fontein palette). (rule)
Plumbing pipes are to be suitably concealed within walls or ducts and may not be exposed to
the exterior.
The Clara Anna Fontein colour palette is an approved earthtone in a beige/grey shade with
one accent colour from the same palette being permitted. The approved palettes are (Dulux
colours)
Accent Colours are not to exceed 15% of wall area.
WINDOWS, SHUTTERS AND DOORS
4.3.1 Only the following material is permitted:
4.3.1.1 Aluminum-powder / epoxy coated colour: dark grey or black. (rule)
4.3.2 Window proportions should be either square or such that height exceeds width. (rule)
4.3.3 It is encouraged to make use of vertical opening proportions. It can either be repetitive or
stand alone. Frames must be subdivided and can be used on top of each other or next to
each other with/without vertical plastered columns in between. (guideline)
4.3.4 In the event that burglar bars are fitted these must be internal and should be aligned with the
windows, mullions and transoms. Notwithstanding this, decorative burglar bars which
continue the motif of the balustrades may be permitted where appropriate. (rule)
4.3.5 Large doors and windows which are divided by frames into panels of approximately 900mm
in width in the accepted vertical format or larger than 900mm in a horizontal format will be
permitted where screened or recessed a minimum of 1500mm behind the outer line of a roof
overhang, pergola, verandah or other accepted device. (rule)
4.3.6 Front doors shall be timber framed (glass or solid), frameless glass or aluminum frame with
glass. Any solid panels shall be fielded timber to match the frame (rule). Timber doors and
frame to be stained dark mahogany. (rule) No arches or decorative patterns will be allowed only square simple proportions. (rule)
4.3.7 Garage doors to read as a single door and to be sectional overhead or tilt up type with
horizontal slats. (rule) Additional detail in the form of glazing (glass fanlights) and panels is
encouraged but full detail must be submitted for approval where this is envisaged. (rule)
4.3.8 Small “toilet” windows must not be visible from the roadway. (rule)
4.3.9 Only sliding shutters will be permitted. (rule)
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4.3.10 Shutter colours are either to be natural timber (dark stained or to be an accent colour
specifically submitted to the HOA for approval or aluminum colour dark grey. (rule)
4.3.11 Approved shutters are fully framed with horizontal angled louvre elements, any other type is
to be separately submitted for approval. Shutters shall be either symmetrical or asymmetrical
and next to an opening. (rule)
4.3.12 Glazing shall be clear. No heavily coloured or mirrored glass will be permitted. (rule)
4.3.13 Frameless glazing will be permitted on the building envelope perimeter.
4.4
AWNINGS
Awnings must be concealed from the road. (rule) Fixed or fitted fabric awnings may only be fitted
within the building envelope or behind fascia beams or below pergolas, they may not project beyond
this extent. These awnings may be only of a single colour in line with the Clara Anna Fontein colour
palette. The awning material must be of a uniformly matt finish with the appearance of canvas. No
windows, cut outs, ventilation slots, tassels, crenellated edges or similar functional or decorative
modifications will be allowed to the awning. Any awning must be submitted for approval. (rule)
4.5
HANDRAILS AND BALUSTRADES
4.5.1 The following materials will be allowed:
4.5.1.1 Frameless glass (framed glass not allowed) - steel to detail
4.5.1.2 Powder coated aluminum with glass
4.5.1.3 Wrought iron and trellis work in square design - examples to be submitted with
application
4.5.1.4 Wrought iron in conjunction with masonry
4.5.1.5 Stainless steel
4.5.2 Design drawings of adequate scale required with submission (min 1:50)
4.6
COLUMNS AND PILLARS
4.6.1 All columns are to be square with a minimum of 440mm thick. (rule)
4.6.2 The following materials are allowed:
4.6.2.1 Facebrick (approved facebrick as per palette) with or without copings/plinths
4.6.2.2 Plaster and paint (colour as per approved palette)
4.6.2.3 Natural stone (as per approved palette)
4.6.2.4 Natural timber (dark stained - mahogany) – may be smaller than 440x440
4.6.2.5 Facebrick in conjunction with plaster and paint with or without copings/plinths
4.6.2.6 Natural stone in conjunction with plaster and paint with or without copings/plinths
4.6.2.7 Natural timber in conjunction with plaster and paint with or without copings/plinths.
4.7
PLASTER MOULDINGS
4.7.1 The colour palette and the style of the estate encourage the use of plaster moulding to create
relief on the facades. The use of corbelling and banding below eaves and along the line of
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4.7.2
window head and cill height will be allowed.
Simple square mouldings around
windows/doors will be permitted. (guideline) The use of cantilevered concrete beams/visible
lintels/copings and plinths are encouraged. (guideline) No decorative plaster mouldings will
be allowed. (rule)
The use of figurative mouldings or curvilinear moulding elements is expressly excluded. (rule)
4.8
PERGOLAS
4.8.1 A pergola element is mandatory in front of the garage or an equal length of pergola provided
elsewhere on the street facing façade. (rule)
4.8.2 Pergolas must form an integral part of the design of the main structure and may not read as
an add-on structure.
4.8.3 The following materials are allowed:
4.8.3.1 Natural timber (dark stained - mahogany)
4.8.3.2 Steel (I-beams) in approved colour (to match window frame colour)
4.8.3.3 Aluminum (to match window frame colour)
4.8.4 All pergola members to have straight angled ends where end is not fixed to wall (rule)
4.9
CHIMNEYS AND FIRE PLACES
4.9.1 Chimneys should be bold thick, square or rectangular type (minimum of 1,5m in width). (rule)
Plaster or cement copings are recommended. (guideline) No decorative type of chimneys
will be allowed.
4.9.2 Chimneys to protrude at a minimum of 1m and a maximum of 2,5m above the roof apex.
(rule)
4.9.3 Stone, face brick (encouraged) or plaster and paint (according to colour palette) with or
without copings are allowed. No combinations will be allowed. (rule)
4.9.4 A detailed, dimensioned plan and elevation with material and colour specification to a scale
of 1:25 to be provided. All protrusions (such as chimneys/air-conditioning) must be submitted
for approval.
4.9.5 Steel chimney flues will be permitted where they exit through the roof, are coloured to match
the roof and are not higher than the adjoining ridge. No flues may exit through walls.
4.10
EXTERNAL LIGHTING
4.10.1 All external lights shall be concealed from the roadway (rule). Full specification or illustration
to be included on submission (rule) Given the rural nature of the environment homeowners
are encouraged to limit or omit external lighting as far as possible and to look to preventing
“light spill” from patios and homes onto adjoining areas. No external pole mounted street
lamps will be allowed. Landscape lights must be discreet and not higher than 900mm. The
outside light criteria should be "to see the pool of the light but not the source of the light", i.e.
lights on outside walls should not be bright and shining towards the streets, neighbours or
upwards. Other types will only be considered if max 60 watt globes used behind frosted
glass (number to be limited). Floodlights not permitted. It is recommended that external
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garden lights be fixed at a maximum height of 900mm above ground level. All external light
fittings and colours must be approved. Positions must be shown on plan and elevations.
4.10.2 The omission of unnecessary external light fittings, use of proximity switching, use of lower
output lamps, shielding of light sources from neighbours and all efforts to reduce light spill
and light pollution are strongly encouraged. This both as an energy saving strategy and in an
effort to maintain the essentially rural character of the estate. (guideline)
4.11
5.
SUNDRY ITEMS
4.11.1 No air-conditioner or component of an air conditioning system may be visible from the
roadways and public areas and all proposed installations are to be clearly marked and
approved on the submission drawings. (rule)
4.11.2 Gas installations shall be planned from the outset and in addition to any statutory or bye-law
requirements these shall be screened or located such that they are not visible from any
roadway or public area. All proposed installations are to be clearly marked and approved on
the submission drawings. (rule)
LANDSCAPE ARCHITECTURE
5.1
GENERAL VISION
5.1.1 The landscape will form a unit with a unique character which portrays quality with a balance
between aesthetic values, security and sustainability.
5.1.2
5.2
This will be achieved by the relevant design intensions which includes the following:
•
Functionality
•
Cost efficiency
•
Visual aesthetics
•
Environmental Friendliness
DESIGN ELEMENTS: OBJECTIVES, PRINCIPLES AND GUIDELINES
In order to achieve the landscape vision, objectives, principles and guidelines for every design aspect
has been formulated. The principles are a set of objectives to guide the design towards a specific
goal. It describes the value system on which the design will be built. These principles are as follows:
5.2.1
5.2.2
5.2.3
To create an awareness of the environment in which the development exists and to
acknowledge and respect the environment with its range of constraints and opportunities,
and the sustainability thereof.
To design ergonomically and endeavor to create spaces/places where people can enjoy
comfortable living.
To acknowledge the unique cultural character and values of the historically rural Durbanville.
To create a place with a unique landscape character that adapts to the regional landscape
identity.
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5.2.4
5.3
The principles shall be creatively applied to combine the existing landscape context within
the Municipal requirements. The guidelines will contribute to this basic framework for the
design and use of material.
REQUIREMENTS AND PROCEDURES
5.3.1 In order to maintain continuity in the overall landscape character, owners of erven are
required to submit a series of landscaping plans prepared by a professional registered
landscape architect in accordance with certain conditions, specifications and restrictions.
This is to ensure that a collective landscape theme will be realized for the appreciation and
benefit of all.
5.3.2 Landscape plans to a scale 1:100, for the garden of an erf is to accompany the building plan
at submission for approval by the appointed aesthetic review committee.
5.3.2.1 The site plan shall show the following:
• The erf in context to its surroundings.
• All earth shaping, grading, retaining and terracing intended to be undertaken,
including gradients and structural elements
• This must include details of storm water handling and elevations, where relevant.
5.3.3
5.3.2.2 The hard landscaping plan:
• All paving, water features, swimming pools, pumps and filters, fences, retaining
walls, gazebo’s and any other structural elements must be indicated and the
intended finishes specified.
• Clotheslines, dustbin storage areas and other utility areas and their screening
must be indicated.
• All retaining structures must have a section drawing.
All detailing and
specifications of materials being used must be indicated. Drainage points must
be present.
• Exterior lighting including landscape lighting.
5.3.2.3 The planting plan:
• All plant material, species, numbers, planting rate/m² and mature size must be
clearly indicated, including grass species for lawn and must adhere to the
restrictions on the plant choice given in the guidelines.
5.3.2.4 The irrigation plan should indicate:
• The irrigation layout, pipelines, head positions and head types and intended
coverage area.
Standard plan notations to include: Erf number, Client/Developers name, Landscape
designers name and contact details, date, scale and north arrow.
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5.3.4
5.3.5
A representative of the review committee will inspect all house gardens on completion at
which time a handover certificate will be issued before occupation is permitted. The
client/developer must book time for the inspection at least one week prior to inspection date.
The landscaping and irrigation shall be entirely completed as part of the building contract,
prior to any completion certificate being issued, or occupancy of the house.
5.4
RESTRICTIONS
5.4.1 The gardening activities of an erf owner shall be confined to the physical extent of the
pegged residential erven and the adjacent sidewalk/s.
5.4.2 No tree, landscaping or other planting may be damaged or removed from the public open
space areas or sidewalks without the proper authorisation.
5.4.3 Vegetation clearance on any underdeveloped erf remains the responsibility of the owner and
must be undertaken on a quarterly basis, failing which the HOA will undertake the clearance
at the erf owners cost.
5.4.4 Residents are required to note the sensitivity of the Estate’s wetlands. The disposal of
chemicals, detergents and other toxic materials into the storm water system is strictly
prohibited. All swimming pools must discharge into the sewer.
5.4.4 The garden area, which is the remainder of the erf after the subtraction of the area of the
house, garages, pergolas, pool and driveway has coverage percentages:
•
Hard surface
not more than 20% of garden area
•
Lawn
not more than 50% of garden area
•
Planting
minimum of 40% of garden area
•
Vegetable gardens
not more than 10% of planting area
5.5
SOFT LANDSCAPING - PLANTING
5.5.1 Site Establishment
5.5.1.1 Should an owner require landscaping/irrigation/paving on the road reserve to be
temporarily or permanently removed during the construction of his home of driveway,
then he shall complete the Request Form, (refer to Annexure 1) and submit it to the
HOA.
5.5.1.2 In order to process the Request Form and implement the work timeously, the form
must be submitted to the HOA a minimum of 10 working days before the work needs
to be done.
5.5.1.3 No verbal instructions may be given to maintenance staff to remove landscaping.
5.5.2 Plant species permitted
5.5.2.1 In order to integrate private gardens with the overall landscaping of the estate, it is
recommended that owners use:
•
Endemic/indigenous plants
•
Plants with an agricultural connotation (e.g. Ornamental grapes)
•
Plants that have been used in the public landscaped areas on the estate.
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5.5.2.2 Non-invasive exotic plants may be used.
5.5.2.3 Lawn species: Only Cape Kweek (Cynodon dactylon) and Buffalo (Stenotaphrum secundatum)
may be used.
5.5.2.4 A plant list of preferred indigenous plants can be found in Annexure 2.
5.5.2.5 All trees must be double staked with cross braces to strengthen the tree stake.
5.5.2.6 Ground covers – ‘6 packs’, ‘Eco-trays’ and ‘cutting’ material may not exceed 80%
maximum of allocated groundcover areas.
5.5.2.7 Shrubs – perennial or 4kg shrubs may not exceed 40% of allocated planting bed
areas. Remainder to be planted with 10 – 20kg shrubs.
5.5.3
Plant species not permitted
5.5.3.1 All declared invasive alien and exotic plants that are listed in the “Table 3 of the
Conservation of Agricultural Resources Act, 1983, are not permitted within the Estate
and may not be cultivated in private gardens. The list is included in Annexure 3.
5.5.3.2 In addition, the following plants may not be planted:
•
Any exotic tree (non-indigenous to South Africa)
•
Palm trees
•
Any type of exotic cactus or succulent
•
Cordyline spp.
•
Conifers
•
Any Agave species
•
Any species of Privet or exotic Syzygium spp.
•
Bougainvillea
•
Bottlebrush (Callistemon spp)
•
Any Flax species (Phormium spp)
•
Kikuyu lawn
5.5.4
Soil preparation
5.5.4.1 It is recommended that the landscaper is familiar with the underlying soil structure.
5.5.4.2 All planting areas to be ripped to a depth of 300mm and all stones larger than 50mm
must be removed, as well as any builder’s rubble.
5.5.4.3 If any compost is being imported. It must be from an approved supplier.
5.5.4.4 The use of chemical pesticides, ground poisons and traps is strictly prohibited
anywhere on the Estate.
5.5.4.5 Environmentally friendly organic fertilizer must be used at all times.
5.5.4.6 All newly installed gardens must have a 30mm thick layer of mulch covering all
exposed areas.
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5.5.5
Maintenance of Private Gardens
5.5.5.1 All gardens are required to be kept in a tidy state at all times.
5.5.5.2 All erven on which no structures have yet been built must be mown on a regular
basis. Any un-built erf which is not mown on a regular basis will be maintained by the
HOA and the cost thereof charged to the respective owner.
5.5.6
Existing Landscaping in Public Areas
5.5.6.1 Landscaping and irrigation have been installed in public areas. This landscaping and
irrigation may not be altered or tampered with by an owner in any manner
whatsoever.
5.5.6.2 Similarly, the cutting back of branches from the trees in the public areas may not be
undertaken by an owner. Should an owner require such pruning and trimming, then
the application process described in Item 5.1.1 must be followed. Should a tree/plant
be damaged or cut back without the correct procedure having being followed, the
HOA may impose a fine on the owner. The amount of the fine is to the discretion of
the HOA.
5.5.6.2 Where an owner elects not to build a boundary wall between his garden and the
public area, he must ensure that the ground level of the garden ties in smoothly and
neatly with the existing ground level of the public area to avoid steep level changes
and soil erosion. In addition, where an owner wishes to establish a plant bed
bordering on a public area that is lawned, the planter beds must be neatly edged.
Should an edging be required, then the same cobble as already used in the public
areas may be used. Stone, brick or pebble edging may not be used.
5.6
IRRIGATION
5.6.1 A fully automated irrigation system will be designed and installed according to Landscaping
Irrigation Association (LIA) standards to be approved by a LIA specialist.
5.6.2 An irrigation plan must be submitted with the planting plan for approval prior to
commencement.
5.6.3 All irrigation water will be metered municipal water
5.6.4 Boreholes are prohibited.
5.7
HARD LANDSCAPING
The choice of hard landscaping elements must be inspired by the natural environment and the
contemporary use thereof.
5.7.1
Swimming pools
•
Above ground pools, “Porta-pools” are not permitted.
•
Off-the-shelf pool fencing is strictly prohibited.
•
Hard surfaces around the swimming pool will be addressed under Paving.
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5.7.2
Structures
•
No temporary structures are permitted within the erf garden including “Wendy
Houses”.
•
All outside structures such as pergolas, gazebo’s and lapa’s must comply with the
architectural guidelines and therefore approved by the Review committee.
5.7.3
Water features
•
Simple water features, inspired architectural design and natural materials, may be
used to link internal and external elements such as court yards or as focal features to
enhance the aesthetics of the garden and house.
•
All water features are subject to the approval of the Review committee.
5.7.4
Garden elements
•
All planting pots must fall within the colour pallet as provided for the exterior of the
house. Refer item 4.2.6.
5.7.5
Paving and Decking
5.7.5.1 Paving material must be selected from an appropriate list of materials in keeping
with the overall character of the Estate.
5.7.5.2 Gravel, approved exposed aggregate brick, cobbles, sandstone and slate tiles are
examples of appropriate materials.
5.7.5.3 Interlocking and plain concrete pavers, clay brick or cement slabs are not permitted.
5.7.5.4 The following materials are acceptable:
•
Exposed aggregate 220x110x50mm Table Mountain sandstone (Inca or other
approved) pavers
•
Cobbles and pavers in natural earthy colours
•
Sandstone tiles in natural earthy colours
•
Slate tiles in natural earthy colours
•
Stone chip/gravel mix – 6-13mm mix granite: prima sandstone in a ratio of 1:2.
All gravel to be laid on a compacted base and layer of geotextile (Bidim)
5.7.5.5 Decking around pool areas or as patios should be made of an appropriate and
approved timber.
5.7.5.6 All surface materials of whatever nature are subject to approval by the Review
committee.
5.7.5.7 In order to prevent areas within the public space being too hard and stark, the
following regulations are applicable with the public space:
•
No driveway may be wider than 6m outside the erf boundary;
•
Driveways must join access roads at right angles.
5.7.5.8 The final level of the paved areas must be flush with existing levels to prevent soil
erosion, and exposed kerbs. Where the levels cannot be smoothly tied in, the level
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5.7.5.9
5.7.5.10
5.7.5.11
5.7.5.12
5.7.5.13
5.8
of the adjacent landscaping should be raised or lowered through application to the
HOA (refer Item 5.1.1)
All paved areas must be constructed as per standard building practices to ensure
an even surface. All paving edges must also be laid evenly, flush with ground level,
on a concrete footing and edge the entire length of the driveway/path.
Stone chip/gravel areas must be edged with evenly laid paver/cobbles that are flush
with the ground level, on a concrete footing and around the total perimeter of the
stone chip/gravel area.
Before an owner builds a driveway, he must notify the HOA, (refer Item 5.1.1) so
that they can install the necessary sleeves in the driveway area. The sleeves are
required to protect and accommodate the existing services in the public open space
and are installed 500mm below ground level.
No paving other than access between the erf boundary and road is permitted in the
road reserve area.
Should an owner require a change to his existing driveway, then he shall follow the
procedure as set out in Item 5.1.1.
DRAINAGE AND STORM WATER
5.8.1 All owners must indicate on the site plan submitted for approval how they plan to deal with
storm water from roofs and paved area, as well as subsurface water.
5.8.2 Storm water channels must be constructed of exposed aggregate bricks, cobbles or stone.
5.8.3 Pre-cast concrete channels are not permitted.
5.8.4 All stormwater must be connected to the storm water system which empties into the Estate’s
wetlands. Only storm water (rain water and irrigation water) may be discharged.
5.8.5 All other water must discharge into the sewer.
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