ARCHITECTURAL DESIGN AND DEVELOPMENT MANUAL

Transcription

1 ARCHITECTURAL DESIGN AND DEVELOPMENT MANUAL JANUARY 2005

2 INDEX PAGE NO 1. ARCHITECTURAL CONCEPT AND OBJECTIVES 1 2. TOWN PLANNING REQUIREMENTS Building Control Plan 2.2. Building Lines/ Setbacks 2.3. Zero building line areas 2.4. Parking to be provided 2.5. Height Restrictions 3. GENERAL REQUIREMENTS 3 4. ARCHITECTURAL PLANNING Aesthetic Acceptability 4.2. Local Environmental Conditions 4.3. Privacy Considerations 4.4. Roof Terraces 4.5. Plumbing and Drainage 4.6. Service Yards 4.7. Elevated Structures 4.8. Wendy Houses 4.9. Ancillary Buildings Prefabricated Structures Unacceptable Visual items TV aerials Solar Panels Staff Quarters Post Boxes House Identification Water Meters Typical Club Mykonos Architectural Features 5. ROOFS 6 6. EXTERNAL WALLS, PERIMETER BOUNDARY AND SCREEN WALLS, BRAAIS 7 7. WINDOWS, EXTERNAL DOORS, SHUTTERS AND BALUSTRADING 8

3 8. DRIVEWAYS 9 9. COLUMNS AND PERGOLAS SWIMMING POOLS BUILDING OPERATIONS CONTROL 10

4 1. ARCHITECTURAL CONCEPT AND OBJECTIVES The development of this special headland site forms an integral part of the Club Mykonos resort and therefore the architectural style will be a continuation of the existing theme in the resort. 1.2 The object of this manual is to assist property owners in the design of their houses in compliance with the above principle and also to protect their investments through proper quality control. 1.3 Any external architectural element, detail or finish not described in this manual must conform to the existing examples employed for the residential buildings of Club Mykonos. 2. TOWN PLANNING REQUIREMENTS 2.1. Building Control Plan All town planning items must be read in conjunction with the Building Control Plan Building Lines/ Setbacks 3 metres from any street boundary with the exception of garages which are to be set back at least 4,5 metres from the street boundary. 1,5 metres and 3,0 metres from side boundaries as indicated on the Building Control Plan. 6 metres or 9 metres from the remaining boundary as indicated on the Building Control Plan. These areas to be retained and maintained as natural fynbos areas. Fireplaces, braais and chimneys may project over the side building line provided that a clear passage of 1 metre is left for access.

5 Zero Building Line Areas Up to 12 metre long zero building line areas may be used anywhere along the side boundaries where indicated on the Building Control Plan, but not closer than 4,5 metres from the street boundary. Should underground services exist in the zero building line area, then protection must be designed by a registered consulting engineer and drawings submitted for approval. Only one zero building line area per erf may be used. Walls with windows facing a boundary must be at least 1 metre away from such boundary Parking to be provided One garage or carport plus one parking bay Height Restrictions No building shall exceed two storeys in height at any point. The height restriction plane (HRP) shall be determined by a sloping plane above the existing ground level, which is measured from the average height of the top pegs and the average height of the bottom pegs as shown on the land surveyors certificate (see clause 3.5 herein). The height of each plane is indicated on the Building Control Plan. Only chimneys may protrude through the HRP. If a building exceeds its height restriction, the owner will be fined by the Aegean Heights Home Owners Association and he may be forced to rectify the non-compliance which may necessitate the demolition of the house.

6 3. 3. GENERAL REQUIREMENTS 3.1. This Architectural manual must be used in conjunction with the Building Control Plan 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) 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 Prior to submission to the Saldanha Bay Municipality (Vredenburg office), plans must be submitted to the Development Committee for approval. A scrutiny fee will be payable 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. 3.6 Fully motivated applications for waivers may be considered by the Development Committee and approved if considered justifiable. A fee shall be payable for the consideration of a waiver, whether approved or not. 3.7 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. 3.8 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 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 detail and explanations. Addenda, sketches, explanatory notes, checklists, etc. may be issued.

7 3.9 Should any provision in this manual be contrary to National Building regulations, then the National Building Regulations shall prevail. 4. ARCHITECTURAL PLANNING 4.1 Aesthetic Acceptability 4. Aesthetic standards and compliance with the manual will be important considerations when plans are scrutinized for approval. The Development Committee may reject plans purely on the basis that it might consider them to be aesthetically unacceptable. 4.2 Local Environmental Conditions Architects must make sure that all the local environmental conditions are taken into account. (Prevailing winds, sun, rainfall, views, etc). 4.3 Privacy Considerations Consideration must be given to ensure maximum level of privacy for owners as well as their neighbours. 4.4 Roof Terraces Terraces will be permitted on roofs with the exception of the highest roof. 4.5 Plumbing and Drawings All plumbing and drainage pipes, including vent pipes, to be fully concealed. 4.6 Service Yards An enclosed yard to 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.

8 Elevated Structures No building may be placed on stilts, columns, piers or similar where there is an open void under the building. 4.8 Wendy Houses No Wendy houses or similar temporary structures are allowed. 4.9 Ancillary Buildings Granny flats, outbuildings, tool sheds, etc. and additions must match the character of the main building. Granny flats to comply with the Municipal Town planning scheme Pre-fabricated Structures Pre-fabricated garages, temporary carports with shadecloth type roofs or similar will not be allowed 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 TV aerials No protrusion of television aerials, radio aerials, or satellite dishes above parapet walls will be permitted Solar Panels No solar panels are permitted Staff Quarters If required, staff quarters to be designed as an integral part of the house, opening onto a screened yard or patio.

9 Post Boxes No postboxes are permitted. There is no postal service provided to the resort. Owners should hire a post box at the Langebaan Post Office 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 Water Meters Water meters must be properly positioned and secured, e.g. in the driveway paving. Easy access is important for readings Typical Club Mykonos Architectural Features 5 ROOFS Construction details of typical Club Mykonos architectural features are available for architects and must be obtained from the Development Committee before commencing design of houses. All roofs must be flat, constructed in concrete and concealed behind parapet walls in accordance with the typical Club Mykonos design. Construction details are available for architects and must be obtained from the Development Committee before commencing with the design of houses. All roofs must be painted MYKONOS WHITE PLASCON CODE TD06 No external downpipes are permitted. Only built in downpipes will be permitted. Alternatively, all rainwater must be discharged off roofs through typical Club Mykonos spouts fitted within slots in the parapet walls. Construction details are available for architects and must be obtained from the Development Committee before commencing with the design of houses.

10 7. Storm water run off either to be channeled to approved soakaway or piped to storm water pipe in road. Roofs over balconies may consist of the standard concrete slab and parapet, clay tiles on timber framework or timber pergola and canvas awning. As per Club Mykonos details which are available for architects and must be obtained from the Development Committee before commencement with the design of houses. 6 EXTERNAL WALLS, PERIMETER BOUNDARY AND SCREEN WALLS, BRAAIS Boundary walls are not permitted except where they are retaining walls, which enclose leveled 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 All external walls, chimneys, braais etc. are to be in masonry, plastered with a steel-trowelled finish to match the existing plaster at Club Mykonos. No straight edges are to be used to make off the vertical plaster faces. Final finishing to be done by steel-trowelling as smooth as possible by hand. It is important to note that all corners must be vertical and uniformly finished with an arris tool No fairface, bagged brickwork or facebrick will be permitted externally All walls are to be painted MYKONOS WHITE PLASCON CODE TD06. No other colours will be permitted Plaster mouldings identical to those existing at Club Mykonos are to be formed over all window openings. No other plasterbands or moulds are permitted No precast concrete or walls of pre-manufactured panels allowed.

11 6.6. The maximum height of perimeter boundary and screen walls to be 2,5metres above natural ground level (NGL) External light fittings to be concealed and are to provide indirect light and low glare factor. WINDOWS, EXTERNAL DOORS, SHUTTERS, AND BALUSTRADING 7.1 Windows are to be made of timber or aluminium and must be of vertical sliding sash type. All windows on each house are to be painted in an approved Mykonos colour. Windows may be coupled to a maximum width of 1,800m and brick piers of a minimum 450mm wide may be built between windows. All windows are to be provided with working shutters, which may be of timber or aluminium and which may be sliding or hinged. Shutters are to be painted an approved Mykonos colour. 7.2 External doors may be timber or aluminium and may be hinged or sliding and must be painted an approved Mykonos colour. Doors may not exceed 1,800m in width and brick piers of 450mm minimum can be positioned between doors/windows. All doors of 1,500m width or more are to be set behind a pergola, colonnade or arch structure or to be provided with shutters. The shutters may be timber or aluminium, hinged or sliding and must be painted in an approved Mykonos colour. 7.3 Any balustrade wall must be a maximum of 450mm high above the floor finish, with timber or aluminium handrail and rail. All to be painted in an approved colour. 7.4 Approved colour codes as follows: Each erf may only use one of the Mykonos colours. MYKONOS GREEN MYKONOS YELLOW MYKONOS BLUE MYKONOS GROTTO BLUE MYKONOS RED PLASCON CODE TD01 TD02 TD03 TD04 TD05

12 All garage doors to be single doors 2,400m in width. Brick piers between doors may be a minimum width of 330mm. Doors must have simple horizontal slats without moldings and must be the up and over type. All garage doors to be painted white. 7.6 No glass bricks or winbloks are permitted. 7.7 Only internally mounted burglar bars, simple in design, are permitted. Externally visible Trellidor, Expanda Gate, roller shutters or similar types are not permitted. 8. DRIVEWAYS All driveways must be paved with Aegean Heights pavers to match the road. Each owner is to pave from his boundary to the road curb. All other external paved areas including roof terraces are to be paved in square tiles only in clay, slate, sandstone or cobble. 9. COLUMNS AND PERGOLAS 9.1. All columns are to be square with minimum dimensions of 350mm by 350mm plastered and painted as described in 6.3 above Pergola beams may be concrete and/or masonry or planed timber. Coloured canvas awnings and patio shades in a single monotone approved colour can be used. Aluminium adjustable louvers may not be used as an awning. 10. SWIMMING POOLS Porta Pools or similar type above ground pools are not permitted Pool designs require the prior approval of the Development Committee.

13 BUILDING OPERATIONS CONTROL 11.1 Owners must ensure that their contractors are informed of the stipulations and rules. Restrictions are applicable to main contractors and all sub contractors Times Building operations are only allowed during the following times: 07h00 to 19h00 on normal weekdays 07h00 to 13h00 on Saturdays No permission will be granted for building activity on public holidays or during the builder s holidays Builder s rubble and refuse Facilities for refuse storage and removal must be provided by the contractor and responsibility for the utilization by the labourers rests with the Contractor. Refuse may not be burnt on site and must be removed weekly. Builder s rubble must be removed on a regular basis and the site must be kept as neat as possible. The roadway and pavement must be kept clean of all material, sand, stone and rubble at all times. No rubble or refuse may be dumped on any vacant sites or any public area Deliveries Building materials may only be delivered between 07h00 and 19h00 on normal weekdays. Building material may not be dumped on the sidewalks or roads. The contractor is responsible to move building materials onto the site when a supplier offloads such on the pavement or roadway Toilets The contractor must provide chemical toilet facilities for the workmen. These toilets may not be connected to the sewerage system.

14 11.6 Neighbouring Properties Under no circumstances must building activities be extended beyond the erf boundaries. The roads or the adjoining plots may not be utilized for storage or dumping without the prior written approval of the owner of the adjoining erf Watchman After hours, the contractor is only allowed one representative on site, in the capacity of watchman Notice Boards Only the conventional Architects/Contractor s notice board will be allowed on site during the construction period only. No sub-contractors boards will be allowed Damage caused by building operations A non-refundable Builders Fee will be payable to the Aegean Heights Home Owners Association prior to the commencement of construction. The Builders Fee will be determined from time to time by the Development Committee. Please note that, although this fee is non-refundable, members who damage resort common property during building operations or otherwise will still be liable to repair any such damage at their cost Building Period It is required that the building be completed within nine months after commencement of construction failing which a monthly fine will be levied against the owner until such time as the building is finally completed.