ANNEXURE “C1”

TABLE OF CONTENTS

Introduction

Design Philosophy

Architectural Guidelines

1.0 Development Controls: 1.1 General 1.2 Coverage 1.3 Building Lines 1.4 Height Restrictions 1.5 Other Restrictions

2.0 Building forms

3.0 Proportion 4.0 Scale

5.0 Architectural Elements

5.1 Boundary walls 5.2 Garages, Carports and Lean-To Structures 5.3 Windows 5.4 Doors 5.5 Shutters, security gates and burglar bars 5.6 Roofs 5.7 Open Stoeps, Verandahs and Pergolas 5.8 Chimneys

6.0 Finishes

6.1 Colour 6.2 External Walls 6.3 Roof Materials 6.4 Paving

7.0 General:

7.1 Utility areas 7.2 External pipes, fittings, fixtures and devices 7.3 Swimming Pools 7.4 Signage 7.5 Interior Design

8.0 Hard & Soft Landscape Guidelines

9.0 Sustainable Housing Guidlines

10.0 Design Review Committee

11.0 Building Plan Submission

12.0 Schedules and Supplementary Documentation available

separately at www.elgincountryestate.co.za (to be filled out and handed in with application for approval):

• Environmental Design Guidelines & Rating Verification • Design Parameters Schedule • Plascon Colour Options • Landscape Schedule • Design Approval Application

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INTRODUCTION

In order to create the successful design and development of Elgin Country Estate, all procedural, planning and aesthetic considerations required are thoroughly outlined in this document. Proposals must comply with not only these architectural and planning guidelines illustrated, but also with the architectural ethos of the estate. The purpose of design guidelines is to guide appropriate architectural character and protect the investment value of the development. The objective is to create a truly unique vernacular architecture that has been developed in harmony with the environment, embracing natural materials in their true form and responding effectively to the local climate. The guidelines are not only restrictive conditions, but allow the individual homeowners to express their personal creativity and preferences freely. General Guidelines provide property owners and their architects with a framework within which individual properties can be designed and constructed to ensure an integrated and harmonious architectural language for the Elgin Country Estate as contemplated in the zoning approval granted.

The Architectural Guidelines (the “Guidelines”) establish the architectural character of the estate and are in addition to the National Building Regulations and local by-laws. All building designs are to be approved by the Elgin Country Estate Design Review Committee prior to submission to the Local Authority. All structures to be built on any of the single residential sites have to comply with the guidelines. The responsibility of compliance lies with the owner of the erf. Should there be any matters not covered in the General Guidelines, and in the event of any difference of interpretation, DK Architects, as the appointed H.O.A Architects (the “Architect”), shall make a ruling, which shall be binding. Illustrations and figures are intended in some cases only to assist in the interpretation of the written provisions of the Guidelines, and may not comprehensively cover all the provisions, or provide exhaustive lists of available alternatives. The photos used are only illustrative of certain details or concept, and may not be used as a precedent. The Architectural Design Guidelines may, in the sole discretion of the Architect, be amended from time to time, without retroactive effect, to both take account of areas and subjects not covered or in order to amend or clarify the provisions pertaining to areas or subjects previously dealt with. In the event of any amendments, the guidelines applicable shall be those in force of the time of submission of plans.

Figure B

Figure A

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DESIGN PHILOSOPHY The design philosophy is informed by the desire to create an estate that relates to its context and also creates a desirable living environment. The design philosophy derives from the following: • Natural surroundings such as Sun orientation, prevailing wind

direction, Rainfall, Topography & Microclimate. • To create a physically and socially positive living environment through

design responding aptly to the climate, topography, human scale and street.

• To create architecture typical to the region leading to a vernacular style and timeless quality.

• To embrace the use of construction materials in their raw form. Homeowners will have the freedom to create unequalled and diverse homes which will be in keeping with the proposed theme of the estate while still achieving energy efficiency and minimizing environmental impact. Both classical and contemporary interpretations of ‘farmhouses’, ‘sheds’, ‘barns’, and ‘manor houses’ that respond not only to the broader context, but also to the individual site and the estate as a whole are envisaged.

The objective is to encourage simple, honest structures, with good indoor-outdoor flow, at home in their surroundings and sympathetic to the climatic conditions of the area. ‘Themed’ architecture such as Tuscan, Balinese, etc. will be prohibited. The estate and each of its residences should be seen as an example of excellence in ‘Cape Country’ design, exclusivity and desirability, tastefulness and authenticity. In view of the Design Philosophy and Guidelines, individuals are encouraged to contribute to the making of coherent streetscapes as well as a range of integrated internal and external living spaces (as shown in Figure C). Individual contributions are informed through a variety of edge conditions, which must be adhered to. The Design Concept emphasizes simplicity, human scale and vertical proportions, refined details and natural colours, creating a composition linking all buildings of Elgin Country Estate. The design of the house must take into account its immediate surroundings as well as the greater environment and should endeavour to be sustainable and eco friendly where possibe ARCHITECTURAL GUIDELINES 1.0 DEVELOPMENT CONTROLS 1.1 General:

Development controls are defined by the conditions of the applicable zoning scheme as approved by the local authority. It is the responsibility of the applicant to familiarize themselves with these controls, and ensure that they are adhered to. For convenience, these are summarized below:

Figure C: Creating a coherent streetscape. Precedent: Thesen Island, Knysna

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1.2 Coverage: 1.2.1 The coverage refers to the footprints of all building forms and

includes the main dwelling, garages, mezzanines, verandas and outbuildings (as illustrated in Figure 1.1).

1.2.2 The coverage of buildings shall not exceed 50% of the erf. 1.2.3 The rule of thumb is that any structure that casts a shadow is

defined as coverage. 1.2.4 A minimum building size of 200m² is compulsory. This includes the

main dwelling, garages and outbuildings. A maximum approximately 850m² is allowed depending on the specific property purchased.

1.2.5 The first floor area may not exceed 70% of the ground floor area. 1.3 Building Lines (See Design Parameters Schedule) 1.3.1 The building lines for residential erven (as illustrated in Figure 1.1)

must conform to the restrictions as per Design Parameters Schedule.

1.3.2 Street Boundary to be at least 4m. 1.3.3 Side Boundary to be at least 2m. 1.4 Height Restrictions

1.4.1 The maximum permissible height of any building on an erf is 2

storeys when measured from the highest point of the roof to the

highest point of the natural ground level along the perimeter of the building.

1.4.2 An additional ‘loft’ storey will be allowed in the roof void if approved by the Elgin Grabouw City Council.

1.4.3 Chimneys will be exempt from height restrictions. 1.4.4 The maximum permissible height of the external walls is 9 metres

when measured from the top of the wall plate to the lowest point of the natural ground level along the perimeter of the building.

1.4.5 Natural ground level shall be deemed to be the level as determined on a contour plan. Should a dispute arise relating to the determination of any natural ground level, the development company and / or appointed architect will be entitled to rely on the details shown on the contour plan in his possession.

1.4.6 The lowest point must be determined & certified by a registered land surveyor before any on site earth works may commence.

1.5 Other Restrictions

1.5.1 Only one dwelling will be permitted per property. 1.5.2 A residential stand may not be subdivided, rezoned or a sectional

title plan be registered under any circumstances. 1.5.3 At least one parking bay per land unit needs to be provided on the

land unit. 2.0 BUILDING FORMS 2.1 Building forms must be simple (rectangular) and frontages facing

the street should be parallel to the street lines. 2.2 The building forms play an essential role in creating a coherent

streetscape. Irregular plan forms not in alignment of the cadastral boundaries are in contradiction with this philosophy and will not be allowed.

2.3 Maximum permitted building width (external dimensions) of a single storey gable (or equivalent) is 7.0 metres and of double storey gable (or equivalent) is 6.5 metres. To qualify as a single storey, the underside of the wall plate height may not exceed 3.0 metres measured from the finished floor level. (Illustrated in Figure 2.1)

Figure 1.1: Development Controls

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2.4 The form of a dwelling is determined by the grouping of its components. Residents are encouraged to separate the different functions of the dwelling (such as entertainment, service areas, sleeping and working) into separate but linked forms.

2.5 Maximum width of a lean-to structure must not be more than 75% of the width dimension of the adjacent gable. Outbuildings must be of the same form and appearance as the main house if they are free standing.

3.0 PROPORTION

3.1 Proportional relationships must be used throughout the design of

external facades, and in the design of the total house form. 3.2 Owners should try and keep gable width to a minimum to avoid

“bulky” designs (as shown in Figures 3.1)

4.0 SCALE

4.1 It is intended that the architecture of the estate be harmonious and

of human scale, avoiding unnecessarily large building forms. The size, proportion and placement of buildings must be compatible.

4.2 Verandas, pergolas, balconies and lean-to roofs are encouraged to reduce the scale of buildings.

4.3 Habitable roof spaces instead of full double storeys are encouraged, as they are more sensitive to scale and the need to preserve views across the site.

4.4 No decorative beams or structures will be allowed to protrude from the exterior of the house. Double volume porte cocheres are specifically excluded.

Figure 4.1: Avoid unnecessarily large building forms

Figure 4.2: Achieving the right scale.

Figure 3.1: Bulky designs should be avoided.

Possible solution to keep gable width to a minimum.

Figure 2.1: Examples of Prohibited and Allowable Building Forms

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5.0 ARCHITECTURAL ELEMENTS 5.1 Boundary walls

It is essential for the quality and character of the estate that a secure edge is maintained around the perimeter of the estate, and not the individual properties. Residents are therefore discouraged from constructing boundary walls, but will be allowed if the following is adhered to (Note that all heights mentioned are measured above finished ground level):

5.1.1 Street Boundary Walls:

• Max. 1.2 m high as illustrated in Figure 5.1. This is to allow

physical as well as visual interaction with the street. • Materials allowed:

o Corobrick Country Classic Satin masonry with joints, bagged brickwork painted as per approved colour chart. All brick walls are to receive concrete copings as approved.

o Rock work and gum poles in accordance with the details, finish and colours of the relevant specifications which are to be obtained from the development company.

• Vehicular Entrance Gate width is not to exceed 6.0 metres as illustrated in Figure 5.1.

• It is recommended that no more than 30% of the front wall should be solid.

5.1.2 Internal and Rear Boundary Walls:

• Internal and rear boundary walls can be constructed to a maximum of 2.3 metres high as illustrated in Figure 5.1, measured from the top of the wall to the natural ground level on the highest side.

• Materials Allowed: o Corobrick Country Classic Satin masonry with joints, bagged

brickwork painted as per approved colour chart. All brick walls are to receive concrete copings as approved.

o Rock work and gum poles in accordance with the details, finish and colours of the relevant specifications which are to be obtained from the development company.

o Galvanised square wire mesh fencing shall be permitted as an internal boundary on an Erf, provided that it is combined with gum pole fencing and approved by the Aesthetic Committee.

o Palisade (as an internal boundary fence) must be custom designed and made from natural timber or steel with a galvanized finish or painted in charcoal grey from approved colour chart. Palisade fencing must be suitably designed to ensure that panels do not sag in the centre.

5.1.3 Kitchen & service yards are to receive a wall of minimum 1,8m to conceal activities such as washing lines, kennels, storage etc. (Illustrated in Figure 5.1.)

5.1.4 Precast concrete walls or walling systems are specifically excluded.

5.1.5 All dogs kept on an Erf must be contained in an adequately enclosed area.

5.1.6 All boundary walls must be constructed in accordance with SABS 0400 and all wall plans must be accompanied by an engineer’s certificate and on completion an engineer’s completion certificate is to be issued for the developer’s records. All building sites must be temporarily fenced during construction with an approved barrier of wire mesh fencing with Hessian or shade netting attached.

Figure 5.1

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5.2 Garages, carports and Lean-to Structures 5.2.1 Each erf will have a maximum of 2 single garage doors or 1 double

garage door facing the street. 5.2.2 Garage roofs may form part of the major plan form of the dwelling,

and should then be roofed under the same roof as the main building.

5.2.3 Garage doors may be constructed from natural hardwood or any other painted material. (See colour schedule)

5.2.4 Freestanding garages may either have a mono pitch roof of max. 7 ̊, which must be concealed behind a parapet wall facing the Street view, or a gabled roof.

5.2.5 Carports to be pergola type structures with painted steel sections and/or timber components.

5.2.6 Carports may not be of the pre-fabricated type and must form part of the architectural design of the residence.

5.2.7 No shade cloth clad structures are permitted, including carports. 5.2.8 Where “Lean-to” structures or roofs meet with main structures,

they should be stepped back a minimum of 100mm. This is to articulate the main structure as illustrated in Figure 5.2.

5.3 Windows

Windows are a most important element in defining the character of the house and the neighbourhood.

5.3.1 Window openings to have a vertical form and orientation. 5.3.2 Window frames and panes are to be rectangular with a vertical

proportion of at least 1:1.2, but 1:1.6 is recommended. 5.3.3 Small windows (maximum 900 x 900 mm) may be square. 5.3.4 Excessively large glazed areas are to be avoided, unless hidden

under pergola’s patio roofs etc. 5.3.5 Large glazed areas will also be considered on architectural merit,

e.g. where 2 structures meet, or in a gable (triangular window).

Figure 5.3

Figure 5.2

Min 100mm

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5.3.6 If large glazed windows and doors are to be used, the sections are

to be of vertical proportions.

5.3.7 Windows should form individual openings in the dominant wall

plane and not exceed 40% of the wall area of each facade. 5.3.8 The use of plaster bands are allowed, but should be of a maximum

width of 100mm. 5.3.9 Maximum Window Sizes (as illustrated in Figure 5.4):

• Ground Floor o Maximum 2100 mm high. o Maximum 1500 mm wide.

• First Floor o Maximum 1800 mm high. o Maximum 1350 mm wide.

• Bay (Built Form) o Maximum height same as windows (ground and first floor

sizes) o A rectangular style bay window (as illustrated in Figure 5.4) up

to 3600 mm wide, overall will be allowed in the following circumstances: If the windows are not wider than 1100 mm If the windows are separated by timber or aluminium posts

of 100mm minimum recessed with the frame. If the width of the wall on either side is no wider than 1100

mm. 5.3.10 If a window is set back a minimum of 1500 mm under a lean-to

veranda and the veranda roof extends at least 500 mm on either side of the windows, the following will apply:

• Windows in series (as illustrated in Figure 5.4): o Maximum overall width of series to be 3200 mm. o Maximum individual window width to be 800 mm. o Maximum Height to be 2100 mm.

5.3.11 Window Frame Section Dimensions (seen in Elevation) to be max. 75 mm as illustrated in Figure 5.5.

Figure 5.5

Figure 5.4: Window Sizes

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5.3.12 Window Placement (Illustrated in Figure 5.6)

• Windows should generally be placed as follows: o Lintel height higher on the ground floor, lower on the first floor; o The lintel height at the applicable level to be constant

throughout; o At a constant width in vertical succession and vertically

aligned. o Used in families of 2’s and 3’s, sharing the same proportions.

• Where 2 or 3 windows are grouped together, the dimension between two windows should not exceed the width of one window.

The same applies for the distance between a window and an external corner of the building.

• Where there is a change in roof height (e.g. a lean-to extension) a window must not be closer than 300 mm from the vertical line between the roofs.

5.3.13 Windows in series must be separated by timber or aluminium posts of 100mm minimum recessed with the frame.

5.3.14 Where a series is repeated on the same elevation, the dimension between the two series’ should not exceed the width of one window (Figure 5.7). The same applies for the distance between a window and an external corner of the building.

5.3.15 Window Types

• Window frames to be natural hardwood or coated aluminium (as

per colour schedule). • No steel windows, no tinted or reflective glazing, and no glass

blocks will be permitted. • Windows to be top- or side-hung casement, vertical sliding

(traditional sash and/or mock sash) with traditional proportions. • The proportion and style of windows selected should be consistent

throughout all buildings. Exceptions will only be considered if of similar size and proportion.

Figure 5.7

Figure 5.9 Figure 5.8

Figure 5.6: Window Placement

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• Traditional bay 45° - 60° windows (as illustrated in Figure 5.8) will not be allowed.

• A square/rectangular bay window (as illustrated in Figure 5.9) of approved dimensions may be used in the correct context; e.g. in a major room.

• A bay window must be in sections with the correct vertical proportions. Maximum use: single storey - two; double storey - four (if in two pairs one directly above the other)

• A balcony with railings (pergola optional) or lean-to veranda will be permitted above a square bay window not exceeding 2.4 m in width as shown in Figure 5.10.

• Curved bay windows will not be approved. Non-rectangular, oddly shaped or oddly proportioned windows; e.g. triangular; are not generally approved.

• Artificial ‘snap-in’ cottage panes are not permitted. • Double volume windows may only be considered as a special

feature if used on a gable end to a maximum of first floor lintel height.

• Must have a min. of 2/3:1/3 ratio between lower and upper windows.

• Plain sandblasted external glass only (not decorative). All Northern windows and openings should be taken into account

in the overall passive design of the house.

5.4 Doors 5.4.1 All doors must have vertical proportions. 5.4.2 Doors and frames to be timber or powder coated aluminium and

glass, in traditional styles, dimensions and proportions and to match window frame materials.

5.4.3 No ornate or carved doors will be allowed. 5.4.4 Expanding security doors are not permitted on the exterior of the

building. 5.4.5 Natural hardwood may only be painted in accordance with pre-

approved colour samples (as per colour schedule) 5.4.6 Glass door styles to be consistent with window styles. 5.4.7 Highly reflective mirror glass or film is not permitted. Plain

sandblasted external glass only (not decorative). 5.4.8 Any special front door features must be restrained and full details

provided.

Figure 5.10: Balcony above square bay window

Max. 2.4 m

Figure 5.11: Maximum Door Sizes

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5.4.9 Glazed front doors are limited to maximum 25% glass. 5.4.10 Maximum Door Sizes (as illustrated in Figure 5.11):

Single: Maximum Width: 1.1 metres. Maximum Height: To match lintel.

Double: Maximum Width: 1.6 metres 2 x 0.8 metre and 2 x equal parts

Maximum Height: To match lintel Sliding/Folding (not hidden):

Maximum Width: 1.6 metres Maximum Panel Width: 0.8 metre Maximum Height: To match lintel 5.4.11 Different door heights should not be mixed in an elevation. 5.4.12 Sliding/Folding doors with a maximum overall width of 3.2 m, a

maximum panel width of 0.8 m and a maximum height matching that floor’s lintel height (max. 3m) will be permitted if set back a minimum of 1.5 m behind a lean-to veranda and if the veranda roof extends 500 mm beyond the doors. (Illustrated in Figure 5.12)

5.4.13 Doors should form individual openings in the dominant wall plane and not exceed 40% of the wall area of each facade.

5.4.14 Where a series of doors is repeated on the same elevation, the

dimension between the two series’ should not exceed the width of one door. The same applies for the distance between a door and an external corner of the building. (Illustrated in Figure 5.13)

5.4.15 Door Section Dimensions (Elevation)

• Frame: max: 75 mm. • Glass Doors :

o Bottom Rail: max: 250 mm. o Side & Top Rail: max: 125 mm

5.4.16 Fanlights • Rectangular fixed or opening fanlights not exceeding 600mm in

height will only be permitted above a single or double door not exceeding 1600 mm wide or a casement window not exceeding 1100 mm in width.

• Fanlights will not be permitted above sliding or folding doors or sliding sash windows.

5.4.17 Door Placement • In general a door should not be placed closer than 300 mm from

an external corner of the building. • The doors must comply with the 40% maximum door and window

area requirement for facades. • Where there is a change in roof height (e.g. a lean-to extension) a

door must not be closer than 300 mm from the vertical line between the roofs. This also applies to the placement of a garage doors.

Figure 5.13: Figure 5.12: Sliding/Folding Doors

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5.5 Shutters, security gates and burglar bars 5.5.1 External shutters on North exposures for doors and windows are

encouraged. 5.5.2 Traditional style shutters are encouraged, but must be functional

as shown in Figure 5.14. 5.5.3 No fake shutters will be permitted. 5.5.4 Shutters may be internal or external, folding or sliding, louvre or

solid, constructed in timber or powder coated aluminium. 5.5.5 Shutter widths must be in harmony with the windows or doors they

cover. 5.5.6 Horizontal sliding type shutters are preferred. 5.5.7 No fabric awnings or canopies will be allowed.

5.5.8 Security gates and burglar bars must be discreet and internal to all

windows and doors. 5.5.9 Burglar bars and security gates should line up with window or door

mullions. 5.5.10 External burglar bars and expanding security grids are not

permitted. 5.5.11 For security purposes roller shutters may be used but they must

be completely built into the wall and not exposed. 5.5.12 Limited colour range for shutters. Refer to Colour Schedule.

5.6 Roofs

Continuing the esthetical principle of individual building forms, linked together with ‘flat’ roofs, the following roof forms are encouraged.

5.6.1 Main Building Roofs:

• Double pitched roofs with gable ends (excluding parapets) o Main roofs are to have a minimum pitch of 35 ̊ and maximum

pitch of 45 ̊, in traditional styles. • Mono pitched roofs

Figure 5.14: Traditional style shutters are encouraged

Figure 5.15: Fabric awnings not allowed

Figure 5.17 Figure 5.16

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o Mono pitched roofs are to have a minimum pitch of 17,5 ̊ and maximum pitch of 30 ̊

• General:

o Materials allowed include most materials (as listed elsewhere), but finished in the approved (charcoal) colour of the estate.

o Gable ends or roof overhangs of less than 150 mm will not be allowed for Mono pitched roofs. (Illustrated in Figure 5.16)

o Roof pitches and styles must be consistent. • Eaves, roof overhangs & gutters:

o All houses are required to have eaves, both for aesthetic reasons, as well as in response to the climate as an aid to passive design requirements.

o Eaves may be closed or open. o Pitched roofs to project over the walls by a minimum of 500

mm as illustrated in Figure 5.17. o Where no gutters are used, provision must be made for a

splash apron to disperse the water. Storm water may not be dispersed over neighbouring sites.

o Down pipes may be fixed to walls, but painted in wall colour.

• Bargeboards, Fascias and Parapets: o Bargeboards to be timber – 150 to 230 mm wide, minimum 25

mm thick, with a minimum 150 mm overhang, measured horizontally.

o Fascias to be timber – 150 to 230 mm wide, minimum 25mm thick, with a minimum 500 mm overhang, measured horizontally. (Illustrated in Figure 5.17)

o No parapet gables on main roofs will be allowed.

5.6.2 Roofs on Lean-to and Linking Structures:

• Lean to’s or linking roofs may not form more than 30 % of the total roof area (which includes the main dwelling, garages and outbuildings)

• Exposed lean to’s must have a pitch of max. 15 ̊, provided that the same roof covering is used as on the major elements.

• Lean to’s may have a pitch of less than 15 ̊, provided that these sections are concealed behind parapets walls.

• Roofs that are constructed in concrete shall be finished with pebbles or stone chips up to a thickness of no less than 50mm. No silver or other waterproofing may be visible.

• Flat or lean-to roofs must abut the wall of a pitched roof and not exceed 3.6 metres or 3/4 of the gable width whichever is the lesser (as illustrated in Figure 5.18).

• A separate narrow cantilevered roof over windows or doors will be considered if it does not exceed 900 mm in depth. This allowance does not apply to verandas and decks. This will not be included in coverage and floor area calculations.

5.6.3 Lofts, Dormer Windows and Roof Lights:

• Lofts in the roof spaces are encouraged. Loft space must form part of the overall roof design and not presented as a 2 or 3 storey structure.

• Dormer windows will be approved if in context of the overall design. Solely gabled or shed styles as illustrated in Figure 5.19 will be acceptable.

Figure 5.18

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• The number of dormers will be limited – it may not occupy more than 50% of the roof element length. A maximum of 3 dormers will be allowed per roof element, with a window width not to exceed 1200 mm. Normal window proportions will apply. A dormer should be no wider than the window width (including its trim) and should not be over scaled.

• Roof lights and roof windows are permitted provided that they are set in the plane of the roof.

• If possible solar panels should not be visible from the street and should be integrated into the overall design aesthetic.

• The Design Review Committee will consider variations to the above provided that it complies with the architectural ethos of the estate.

5.7 Open Stoeps, Verandas and Pergolas:

5.7.1 Semi-covered verandas and stoeps are encouraged as an integral component to a house.

5.7.2 Designers are encouraged to define Verandahs by means of members which may be constructed in brick, concrete, painted timber, coated aluminum or painted steel.

5.7.3 Roofs of tiled verandas and pergolas to have a maximum pitch of 15 ̊.

5.7.4 Timber construction must be used in a simple, elegant style, with balustrades at least 50% open. (As illustrated in Figure 5.21)

Figure 5.19

Gabled Dormer Shed Style Dormer

Figure 5.20

Figure 5.21

300 x 300mm

Max. 3,2

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5.7.5 No ornate decoration (e.g. ‘broekie’ lace or Victorian-type fretwork)

will be permitted. 5.7.6 Veranda or deck support posts may be square section timber or

steel but must not exceed 300mm x 300mm overall size. 5.7.7 No round concrete columns or pre-cast classical, fluted or reeded

columns or pediments will be permitted. 5.7.8 Simple caps, bases and brackets are encouraged. 5.7.9 Veranda or deck supports should in general be placed no further

than 3.2 m apart as shown in Figure 5.21. 5.7.10 Balustrades must be constructed from steel or treated natural

hardwood. 5.7.11 All railing, balustrades and detailing must be simple and in keeping

with the ‘farmhouse’ aesthetic and not elaborately decorative. 5.7.12 No pre-cast concrete balustrades will be permitted. 5.7.13 For a pergola to qualify as an ‘unroofed’ structure a minimum of

2/3 of the plan area must remain open to the sky and the top of the structure must be absolutely flat as shown in Figure 5.21. Any shade covering must be fully retractable, positioned under the pergola and be visually unobtrusive.

5.7.14 The use of clear or white translucent polycarbonate Victorian profile sheeting on top of a pergola will be considered if it’s concealed by timber fascias on the sides and ends. This would qualify as a roofed (covered) structure and be added to the coverage and floor areas. The top of an uncovered pergola must be flat.

5.7.15 A first floor veranda may not be enclosed with solid masonry.

5.8 Chimneys

5.8.1 Roof fixtures and chimneys must complement the main structure. 5.8.2 Chimneys to be moderate in size, smooth plastered masonry or

timber clad with a simple capping painted the same colour as the walls.

5.8.3 Plain end caps or chimney pots will be considered. 5.8.4 Chimneys not to exceed the roof ridge by more than 1000mm as

shown in Figure 5.22. 5.8.5 Square or round galvanized (or stainless) steel chimneys (as

shown in Figure 5.23) not exceeding 500 x 500mm or 500mm

diameter painted the same colour as the roof (stainless may be unpainted) will be considered.

5.8.6 No rotating cowls are permitted. 5.8.7 Types of cowls used are subject to the approval of the design

review committee. 5.8.8 Only certain cowls and sizes are acceptable as illustrated in Figure

5.24.

Figure 5.23: Stainless Steel Chimney

Figure 5.22

1000mm

Figure 5.24

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6.0 FINISHES

6.1 Colour

6.1.1 External walls must be plastered and finished in earthy colours with an approved paint in accordance with the specifications which are to be obtained from the development company or appointed architect.

6.1.2 A sample of specifications must be submitted to the appointed architect for approval prior to commencement of the application thereof.

6.1.3 All exterior paint colours must be selected from the approved Plascon colour palette. (Refer to Plascon Colour Schedule).

6.1.4 Owners will be restricted to two tones of the same colour for the external walls and one colour for the roof.

6.1.5 If a second tone of the same wall colour is used, it should be used sparingly for contrast on wall features such as handiplank, trims etc.

6.1.6 All door and window frames to be painted white. 6.1.7 Gutters must be painted to match the colour of the roof and down

pipes to be painted to match the colour(s) of the external walls. 6.1.8 All fascia boards must be painted to match the roof colour.

6.2 External walls 6.2.1 Stone:

The use of natural stone is encouraged, especially in the form of feature elements. E.g.: Chimneys (as shown in Fig. 6.1), columns, bases and retaining walls. No fake concrete facings will be allowed.

6.2.2 Brickwork: • ‘Bagged and painted’ brickwork will be allowed, but must not

dominate the finish. • No type or form of face or un-plastered brick will be permitted on

external walls as the dominant feature of the house. • The use of exposed brickwork will be considered for decorative

purposes (such as detailing arches, lintels and edges) solely at the discretion of the appointed architect.

• Only 40% of face brick will be allowed on the exterior of the house. • Two-tone face brick work and yellow face brick work is specifically

excluded. • If face brick is to be used then flush joints are recommended. • Horizontal string courses and simple plaster surrounds to openings

will be permitted, but no multiple corbelling or coining will be permitted on any part of the building, boundary wall or outbuildings.

6.2.3 Plaster: • Walls surfaces must be plain, smooth and minor textured plastered

without decoration. Simple plaster or timber surrounds to openings are acceptable, but quoins, rustication and decorative moldings (as illustrated in Figure 6.2) are not permitted.

• Plaster may be painted in a limited selection of colours chosen from the attached chart.

Figure 6.1: Using Timber and Stone for specific components

Figure 6.2

Rustification

Quoin

Decorative Moldings

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6.2.4 Wood:

• The use of timber in its natural state is encouraged, especially for doors, windows, heavy beams, columns and trusses. The wood may also be painted in a limited selection of colours chosen from the attached colour chart.

• Timber plank or Handiplank may not be used randomly but rather traditionally for the entire house or for specific architectural components as shown in Figure 6.3. Fibre-cement or timber shiplap planking is encouraged.

6.2.5 Steel:

• Steel elements may be galvanized or painted grey. • Steel can be used in conjunction with glass, allowing spaces to

become light and airy.

6.2.6 Glass: The use of glass in a home is unlimited in its application, from doors and windows, to screening devices and ventilation.

6.2.7 Green Materials:

o A full range of green materials will be on display in the sales area at the Elgin Country Estate Gatehouse, together with reference material which will be constantly updated and expanded to ensure homeowners are exposed to the latest technologies available.

o Please see the Sustainable Housing Guidelines (9.0) as well as our recommended booklist for more information on incorporating green materials into your house designs.

6.2.8 Corrugated metal if combined with the same corrugated metal roof will be allowed as wall cladding.

6.2.9 Textured or decorated plaster, timber logs, face brick and rough plaster will not be permitted.

6.3 Roof materials 6.3.1 Exposed Roofs: Materials limited to:

• Natural slate • Broseley clay tiles • Terracotta clay tiles • Cedar shingles • Traditional pattern galvanised, aluminium or chromadek

corrugated metal or fibre cement sheets. • V-crimp or standing seam flat galvanised or chromadek metal

sheets. • Grey chromadek or similar sheeting in various profiles and

accordance with the specifications which are to be obtained from the architect.

• Thatch 6.3.2 All materials to be finished in the approved (charcoal) colour of the

estate.

6.3.3 Big Six sheets are not permitted.

Figure 6.3

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6.3.4 A sample or specifications must be submitted to the architect for

approval prior to the commencement of the laying thereof. 6.3.5 Roof material used on a particular property must be consistent. 6.4 Paving

A limited range of paving materials should be used in a consistent manner.

6.4.1 The following paving materials are encouraged in driveways and other areas where exposed to the public eye: • Grass blocks • Laterite • Hardwood timber boardwalks • Precast concrete blocks • Concrete Cobbles (Max. 100m2) • Exposed aggregate concrete (in-situ or pavers) • Clay brick • Natural stone

6.4.2 Material colours should be limited to earth tones. Patterns should be simplistic. No ornate patterns will be allowed.

6.4.3 A maximum combination of 3 paving types is encouraged. 6.4.4 A sample or specifications must be submitted to the aesthetics

committee for approval prior to commencement with the laying thereof.

6.4.5 The only materials to be used in the road reserve are red Holcim dump rock laid in concrete to match road edge and Infraset tan blocks to match intersections.

6.4.6 Not Allowed: • ‘Black top’ asphalt • Cement coloured interlocking pavers • In situ cement slabs

Figure 6.5

Figure 6.4

Prohibited Profiles

Allowable Profiles

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7.0 GENERAL 7.1 Utility Areas 7.1.2 Service courtyards to be incorporated into the overall design and

concealed with min. 1,8 m walls. 7.1.3 Laundry lines may not be visible from the street or any common

area. 7.1.4 Refuse storage areas to remain fully concealed. 7.1.5 Areas for storage of boats, trailers, caravans etc. to be screened

from public view. 7.1.6 Temporary or permanent structures including but not limited to

wendy houses, huts and tents are not permitted save for during construction and only if approved beforehand by the Aesthetics Committee.

7.2 External pipes, fittings, fixtures & devices 7.2.1 Plumbing pipes must be concealed with access points acceptably

concealed. 7.2.2 No fibre cement boxing will be allowed. 7.2.3 Window mounted air conditioning units are not permitted. 7.2.4 Wall mounted air-conditioning units are permitted provided they

are mounted at ground level and screened from view at street level.

7.2.5 Evaporative cooling plants are recommended but must be suitably screened and integrated into the overall design.

7.2.6 The piping used should be the same colour as the wall. 7.2.7 Aerials and satellite dishes are to be below the roof line and

unobtrusive in position and colour. 7.2.8 Solar panels will be allowed, but not including external geyser

units. They may only be placed in a position that cannot be seen from the street or will reflect to neighbours. (Helicoil type for pool heating not permitted on first floor roofs).

7.2.9 Solar panels to lie flush with the roof with all pipes concealed. The frame and fittings to be the same colour as the roof. These must be hidden at lower level or demarcated area

7.2.10 External waste or water pipes are not allowed above one metre from ground level or in an unscreened area visible from the street, waterway or park.

7.2.11 Stub vent stacks and auto vents are encouraged to achieve the above result.

7.2.12 Gas bottle installations, including roof covering are to be obscured from public view and behind a min. 1,8m screen wall.

7.2.13 The architect will be entitled to regulate the positioning and intensity of all external lighting.

7.2.14 Dog kennels are permitted provided they are screened off from view at street level.

7.3 Swimming Pools

7.3.1 Rectangular, square pool and long shapes as illustrated in Figure

7.1 are encouraged. 7.3.2 Organic or freestyle shapes as illustrated in Figure 7.1 are not

acceptable.

Figure 7.1

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7.3.3 Swimming pools must be drained into the storm water system and

not into landscaping and natural areas. 7.3.4 Swimming pools must dominantly be built into the ground. 7.3.5 ‘Rim flow’ Pools & Pool decks may not be higher than 1,0 m above

natural ground level. 7.3.6 Pool capacity may not exceed 60 000 liter. 7.3.7 No ‘above ground prefabricated type’ pools will be allowed. 7.3.8 ‘Low level’ pool lighting is encouraged. 7.3.9 Pools & Safety fences must comply with NBR and local by-laws. 7.3.10 Any fencing of the pool must be sympathetic to the architectural

style and designed accordingly. 7.3.11 No prefabricated sparred steel fencing will be allowed. 7.3.12 Net covers are helpful, but not considered adequately safe. 7.3.13 Discharge pipes from swimming pools must not discharge water

directly onto a street, sidewalk or erf.

SPECIFIC EXCLUSIONS Rock pool, beach pools, prefab type pools and temporary pools. 7.4 Signage

7.4.1 General:

• No security signage will be allowed within the estate, except at the security gate house.

• No house names are allowed.

7.4.2 Street Signs: • House numbers & letters must be of the ‘Arial’ Font type, max.

300mm high (as shown in Figure 7.2) and only in natural, unfinished materials.

• Only street numbers will be fixed to Street boundary walls where

possible. • Where no walls are available, purpose made steel & timber posts

must be erected. • One set will be allowed to be fixed at max. 1100 above finished

ground level.

7.4.3 Post boxes: • Post boxes to be approved by the Design Review Committee.

7.5 Interior Design

7.5.1 There are, in principle, no constraints on interior design; however

the use of toned, earthy colours is encouraged. 7.5.2 The application of raw materials in the interior of the house

extends to the use of timber floors, steel and glass volumes, screeded surfaces and exposed brick or stone walls.

7.5.3 The use of patio or stoep furniture is also sensitive when exposed to neighbouring views.

8.0 HARD & SOFT LANDSCAPE GUIDELINES

8.1 The sidewalk landscaping in the estate itself must conform to the Landscaping Master Plan. A homeowner must incorporate the elements of the Master Plan in their building plans, prior to the establishment of any landscaping on the sidewalk adjacent to his/her erf and thereafter the planting may be carried out in terms of the conditions of such approval.

8.2 The development company is entitled to determine that a homeowner is required to landscape the sidewalk and islands adjacent to his erf and to irrigate these areas with a specified sprinkler system.

8.3 The installation of Rainwater Tanks & Grey water systems for irrigation purposes is encouraged.

Figure 7.2

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8.4 Homeowners are requested to refrain from paving large areas with impervious material. Paving Areas could be designed to minimize storm water.

8.5 Landscaping is to be limited, as far as possible, to indigenous species and will be done by the Homeowners Association on most of the common areas.

8.6 A landscaping design of the property should be prepared and submitted to the aesthetics committee with the architectural design for approval. The garden landscaping must be completed within 90 days of issue of the HOA’s Completion Certificate. All landscaping plans must include a storm water layout & method.

8.7 No concentrated storm water is to be disposed of directly in neighbouring stands and must comply with National Building Regulations. Ideally, storm water should be disposed of in a storm water drain, water feature, or soak pit.

8.8 Children's play areas, "Jungle gyms" etc. must be adequately screened from streets and public areas and should conform to the use of natural materials. No CCA treated poles are allowed in play areas due to the specific health risks associated with the arsenic and chromium preservative used.

8.9 In Elgin Country Estate an irrigation supply point may be provided to each Erf with a maximum usage of 4000 litres per day. The developer cannot guarantee this supply of irrigation water. This water is not fit for human consumption.

8.10 No artificial rock feature may be built.

8.11 Indigenous Plants

A list of recommended trees, shrubs, plants, ground covers and grasses will be provided at a later stage. The extensive use of indigenous plants is recommended as they provide a sense of place and identity, and are appropriate to the local climatic conditions.

8.12 Water wise Gardening Methods

Homeowners should use water wise gardening methods, as recommended for the regional climate:

• Group plants according to their water needs • Reduce lawn area • Irrigate correctly • Use correct garden maintenance

8.13 Prohibited Plants

Cognizance must be taken of the restriction of plant materials declared weeds and invader plants in terms of Regulation 15 of the Conservation of Agricultural Resources Act (No. 43 of 1983).

9.0 SUSTAINABLE HOUSING GUIDELINES

Purchasers in the Elgin Country Estate’s have a major role in making their houses and environment more sustainable. Awareness of environmentally sustainable design principles and expressing these preferences to their architect, designers and builders can create great change in the industry.

The main ways that homeowners can make a difference is through:

• Passive & Innovative Design • Implementation through good management • Internal quality of living standards • Reduced Energy usage • Water conservation • Using low impact Building- & Natural Materials • Ground Conservation & balanced Ecology • Reduced Pollution & Waste • Innovative methods & technology

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A supplementary Environmental Guideline & Rating document is annexed and must be read in conjunction with the ECE Esthetical Design Guidelines. The EGR document strives to encourage an awareness of environmental considerations when building are designed & built. The guidelines describe the above categories in broad detail and provide a rating & verification schedule which will be used during adjudication. A minimum of 50 points must be achieved before plan approval will be given and/or Completion Certificates will be issued. Environmental Sustainable living is further encouraged via and described in other supplementary documents such as the ECE’s Rules & Regulations & Contractor’s Activities.

10.0 Design Review Committee 10.1 It is a requirement of the constitution of the Elgin Country Estate

Master Home Owners’ Association (“HOA”) that all building plans & supplementary documentation are to be submitted to the HOA’s appointed controlling Architect (DK Architects) for approval, prior to submission for approval to the Local Authority.

10.2 To standardize and streamline the scrutiny process, the HOA will nominate a special Design Review Committee (DRC) to oversee the approval process.

10.3 The DRC will consist of a minimum of 2 nominated HOA members

+ the Controlling Architect (D.K. Architects), and will report to the HOA according to the Constitution.

10.4 The design guidelines protect the aesthetic quality & sustainable

environmental principles of the development. A process of revision has been established to amend design guidelines and for applicants to appeal decisions made by the DRC. Deviations must be presented to and approved by the Design Review Committee.

10.5 The developer has designated Derek Kock Architects as the

Controlling Architect (the Architect)

10.6 The decision of the DRC is final. 10.7 Any breach of the guidelines, or deviation from the approved

plans, in the opinion of the Architect, will be dealt with in terms of the remedies as outlined in the Constitution, Deed of Sale and/or the Guidelines.

10.8 An objection process for the Environmental adjudication & rating is

described under the Environmental Guidelines document & forms part of the submission phases as described below.

11.0 Building Plan Submission

11.1 A member is not entitled to erect any structure or commence with

any earthworks without the written consent of the HOA. 11.2 The intention of the initial scrutiny of sketch plans is to assist

members and their architects to comply with the Architectural Design Guidelines at sketch plan level, and to eliminate the necessity for expensive and frustrating reworking & resubmission of building plans.

11.3 Scrutiny fees: 11.3.1 Fees as indicated below are payable directly to DK Architects.

Payment details will be provided in the standard covering document available on the official website.

11.3.2 Payment of scrutiny fees will be according to the following submission phases:

11.3.3 Above Fees excludes VAT. 11.3.4 A re-submission fee will be charged for resubmission due to non

compliance of these Design Guidelines, but can be waived at the discretion of the Architect.

1 Sketch Plan submission R 2 500

2 Final Plan Submission R 3 500

3 Re-submission fee for 1 and/or 2 per submission

R 1 000

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11.3.5 Above Fees will be increased by 10% per annum (commencing on 01/01/2013)

11.4 All plans for construction of dwellings or alteration to dwellings should be prepared by architects or architectural draught persons who are registered with the South African Council for the Architectural Profession (S.A.C.A.P.)

11.5 The Architect may request any changes in design or site layout that, in their opinion are required to conform to the Design- and Environmental Guidelines, or any other requirements that may be imposed on the developer in terms of legislation, by-laws, SANS regulations.

11.6 It should be noted that guidelines may be revised and be based on

evaluation & feedback received from the Estate members of houses built in the beginning. Modifications may be introduced to further clarify issues. Building approved & built after revisions take effect, may not be used as precedent.

11.7 All designs and plans submitted must ensure that it is based on the latest revision guidelines. If uncertain, contact the Estate Manager or check on the Elgin Country Estate website. The latest revision will always be available for download. The process of submission, scrutiny and approval of plans & supplementary documentation will be as follows:

11.8 Sketch Plans: 11.8.1 Applicants are to submit one (1) Set of documentation, comprising

of the following minimum information: • Site Plan indicating all relevant levels (1:200) • A contour plan indicating accurate ground levels & must be

prepared by a registered Land Surveyor. • Floor plans (1:100/50) • 1 x Typical Section (Minimum), including Street level, Finished

Ground Levels (1:100/50) & Floor levels. • 2 x Elevations (Minimum) – To include street & side elevation

(1:100/50) • Design approval application form to be filled out & included in the

application. • Designer’s Checklist to be filled out & included in the application.

• Fees are to be paid and confirmation thereof to be included. 11.8.2 Within 10 working days from the date received by the DRC, the

Architect will: • Respond in writing by fax or e-mail • Retain the approved Sketch Plans for record

11.9 Work Drawings: 11.9.1 On approval of the sketch plan phase as set out above, applicants

may prepare work drawings for submission & approval of the 2nd phase of the approval process.

11.9.2 Applicants are to submit f (3) Sets of documentation, which must reflect the recommendations or requirements of the Design Review Committee (11.7.2) to the Architect.

11.9.3 The following minimum documentation must be submitted: • Site Plan indicating all relevant levels (1:200) • A contour plan and datum line prepared by a registered Land

Surveyor. • Surveyor’s Certificate confirming existing site levels. • Floor plans (1:100/50) • Roof Plans (1:100/50) • Landscaping plans (1:100/200) • 1 x Section per logical built form, indicating Street level, Finished

Ground Levels (1:100/50) • All Elevations (1:100/50) • Door, Window & Finishing Schedules or indicated on elevations. • Completed standard checklist of all information required for

submission. • Standard working drawing plan application form to be filled out &

included in the application. • All drawings to show levels relating to fixed datum and natural

ground levels. • Environmental supporting documentation as described elsewhere.

11.9.4 Within 10 working days from the date received by the DRC, the

Architect will: • Respond in writing by fax or e-mail

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• Retain 2 sets of approved documentation for record: One record

set for the Architect & Estate manager. • Make 1 validated set of documentation available to the applicant to

collect. Copies can then be made from this set for council submissions.

11.10 Contractors activity Contractors’ activity is described elsewhere. Refer to Annexure (Building Contractor Guidelines) for detailed rules & regulations. 11.11 Post Construction 11.11.1 Prior to the HOA providing a Certificate of Completion, the

following items are to be complete (via the DRC Site Agent): • A certificate confirming ‘As built’ levels & heights from an approved

Land Surveyor to be submitted. • If changes to the approved plans have occurred during the building

process, one set of ‘As built’ plans are to be submitted. • Physical inspection by the DRC Agent of the completed project,

environmental & landscaping after completion to ensure that all specifications & drawings as approved have been adhered to, must be scheduled by the Owner.

• The premises may not be vacated by the contractor before the Estate Site Controller has cleared all applicable matters outstanding (including but not restricted to certificates, other documentation, fees and fines) to have been resolved.

11.11.2 Should the Certificate of Completion be withheld for any reason as described under 11.11.1, no occupancy of the premises will be allowed under the provisions of the constitution of the HOA.

11.11.3 On providing of the Certificate of Completion, the following may proceed:

• Owner may register and/or obtain the occupancy certificate for the property under any Local By-Laws that may be applicable.

• Contractor’s deposits may be released by the HOA.

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Notes:-