ARCHITECTURAL GUIDELINES

1. INTRODUCTION

The purpose of this document is to ensure that the overall development, while encouraging individual creativity, is in harmony with the “Marico Bushveld” theme, and style as desired by the developers and homeowners.
To ensure maximum security over your investment during the development and construction phase, it is necessary to regulate procedures to be followed by construction and related professional contractors while on the property.
All contractors are to be subject to the rules and regulations as determined by the homeowner’s association. All building plans are to be approved by the aesthetical committee prior to being submitted to the municipal authority for final approval.
Management of the development is controlled and managed by the developer or his nominee. The developer will review these regulations in the best interest of all parties from time to time and make such amendments as are deemed necessary.The aesthetical committee (AC) will approve all building plans prior to commencement of building.

2. GENERAL :

1. Payments

A member shall not be entitled to submit his building plans to the AC, unless and until he has paid all levies and any other amounts due and payable to the Association in full, from whatsoever cause arising.

2. Development Deposit

A refundable non-interest bearing “Development Deposit” of R10 000,00 shall be paid by any and all building contractors, before commencement of any work. Such deposit shall be refunded to the contractor on request, upon completion of the building activities, and after the contractor has fully complied with the following requirements :

Repairs of any damage to the roads and services, caused as a result of building activities;
Removal of rubble or rubbish left on site or adjoining land;
Repairs to any damaged paving and concrete spilt on paved surfaces and not cleaned up properly;
Repairs to any cable or pipes damaged during any excavation activities;
Submission of an Occupation Certificate issued by the Local Authority;
Boxing in of all plumbing exposed from the total building;
Removal of all signboards;

3. Copies required

Two copies of the working drawings (Stage 2) shall be submitted to the AC. One copy shall be retained by the AC for its records, and the other returned with a stamped approval and/or comments to the member for submission to the Local Authority, Kgetlengrivier (Koster).

4. Town Planning

The guidelines set out below, are in addition to any restrictions/requirements imposed by the conditions of title, town planning schemes or national or any other building regulation. Notwithstanding that any plans or improvements shall comply with any such restrictions/requirements imposed by third parties, the approval of all or any improvements within the property, shall be at the sole discretion of the AC. Similarly, compliance with the guidelines imposed by the AC shall under no circumstances absolve the member from the need to comply with the restrictions/requirements imposed by third parties, nor shall AC approval be construed as compliance with the requirements imposed by town planning schemes, building requirements or as permitting any contravention of restrictions of any authority having legal jurisdiction.

5. Height Restriction

Only single storey structures are allowed. The height of any part of the structure may not exceed 7.5 meters above the natural ground level vertically below that point. Architectural projections e.g. chimneys are excluded from this limitation.

6. Site boundaries

No structure shall be erected outside the boundary lines of the stand.

7. Vegetation and Natural Features

Positioning of dwellings must be done in such a fashion as to incorporate natural features and vegetation as far as possible. Plans of natural features and vegetation must be submitted with building plans to the AC for approval.

8. Coverage

The minimum coverage of the houses will not be less than 200 m² and a maximum of not more than 500 m²

9. Time Limits for Construction and Occupation

The construction of dwellings shall commence within 5 (FIVE) years from the date of registration of transfer and be completed within 24 (TWENTY-FOUR) months thereafter. No owner shall be entitled to occupy any unfinished house.

10. Edge Conditions

Where stands front onto the open spaces, the aesthetics of the interface is considered to be extremely important. In order to avoid the erection of unsightly solid walls along the edge of the open spaces or neighboring stands, the following shall apply :

Ideally all boundaries between stands could be totally unfenced and left open;
If some form of boundary fencing is essential, then the use of pre-approved structural palisade fence shall be permitted;
The design of the fence shall comply with regulations from the Local Authority and approval of the AC shall be obtained if anything other than a natural finish is contemplated;
Where a swimming pool needs to be enclosed for safety reasons, as per requirements of the Local Authority, minimum heights and the use of selfclosing gates and any other minimum standards have to be adhered to;
In order to soften the aesthetical look of any fence adjoining the open spaces, the AC and/or Parks Committee may require a member to plant shrubs of other plants in the open spaces;

11. Prohibited Building Materials

The following materials are strictly prohibited :

Unpainted plastered stock brick walls;
Painted face brick;
Metal sheeting and unpainted mild steel;
Reflective roofing materials;
Precast concrete walls;
Razor wire, security spikes, electric fencing or similar features;
Awnings, lean-to and temporary carports not complimenting the building structure;

The written approval of the AC shall be obtained for the use of any building materials (or methods) other than conventional bricks and mortar.

3. SERVICES

1. Water

Water for household use on the property is supplied by the Home Owner's Association (HOA). All stands on the property are serviced for water supply. It is recommended that each stand will install a water purifier, because use is made of borehole water.

2. Sewerage

A standard septic tank with French drain design is to be used throughout the development.

3. Electricity

The electrical connections for the property are all supplied by the developer. All proclaimed stands will be serviced. Each unit may install gas equipment at the owner’s own cost.

4. Telephone

No landlines will be allowed within the property. Communication via Internet must be negotiated through satellite or cellular systems available.

4. GENERAL

To allow for diversity, a variety of individual architectural designs are encouraged and permitted. The style of all structures on TWIN OAKS COUNTRY ESTATE must comply with the Bushveld theme acceptable to the AC.

The design of all dwellings must show sensitivity to the existing natural features, flora and topography. Specific requirements and conditions relating to all homes built are as follows:

Kitchen: Maximum of one kitchen per stand;
Roofs: Thatch roofs, Double Roman or a Harvey tile roof. (The synthetic “Fiber Thatch” is recommended as a safety precaution against fire.)
Walls: Exterior walls to consist of a combination – stone, rock, and/or acceptable simulation thereof.
Doors and windows:Aluminium\Timber\Powder Coated Steel Window Frames will be allowed.
Bedrooms: Maximum sleeping accommodation for 10 (TEN) persons.
Buildings: Maximum of one structure, including garages, excluding lapas.
Lapas: Braai areas/lapas will be permitted with design regulations similar to that applicable to dwellings. Erection subject to pre-approval.
Accessories: All awnings, aerials, satellite dishes, solar panels, etc. should be incorporated into the building and form part of the basic structure – out of skyline.
Mechanical equipment:Such as air conditioners, pool pumps, sewer pipes, must be screened adequately.
Any material or design hazardous to animals is not permitted.
Jacuzzis are not permitted due to water scarcity.

5. AESTHETICS

All external finishes and colours shall be specified and colour samples may be requested.Only earthy colours shall be allowed.
Solar heating panels, if used, shall be incorporated into the buildings to form part of the basic structure and shall be clearly shown on drawings.No exposed pipes are permitted above the ground level.
Lapas shall match the original design and style, both in elevation and material usage.
Yard walls and screen walls shall compliment the basic materials of the buildings.
All washing lines and kitchen courtyards or entrance to courtyards shall be fully screened from the street elevation or other visible elevations, i.e. from the open spaces or neighbouring stands.
All geysers and pipes fitted outside are to be enclosed in an aesthetically pleasing enclosure.
All plumbing drainpipes shall be enclosed or screened from public view and open spaces.(Cavity wall or duct designs are encouraged).
No pools above natural ground level shall be permitted.Pool sizes shall be to a maximum of 6 m x 4 m x 1,8 m (maximum).Pool designs must form an integral part of the dwelling and must be properly enclosed.
If approval to do business from a house is granted, the maximum coverage for office use will be not more than 40 m².

6. ALARM SYSTEMS AND RELATED ISSUES

The standard burglar alarm systems to be installed are to be compatible with the electronic monitoring system installed at the main gate of the Estate in order to offer a comprehensive alarm monitoring system and armed response facility. No external sirens are allowed whatsoever.
Burglar bars and security gates (if any) shall be installed on the internal face of the window or door opening and shall be of a simple pattern, purpose made to suit the opening size.

7. GEO-TECHNICAL STANDARDS

All members shall adhere to all the recommendations made in the geo-technical soil report.

8. LANDSCAPING

All members are encouraged to plant exclusively indigenous trees and shrubs in their private gardens to assist in collectively attracting bird and animal life to the property. Lawns are encouraged around all buildings, however to conserve water, lawns may not extend more than 7 meters from any building. The elevation and slope of stands may not be artificially changed or excavated without prior permission of the AC.

9. THE APPROVAL PROCESS

The procedure to be followed and steps to be taken for the approval of all building plans are set out below :

Stage 1

Submit detailed plans prepared by registered architect to AC for approval. These plans must clearly indicate :

Site development plans and sketches of both the proposed floor plans and the elevations of buildings.
Area of dwelling including patios and outbuildings.
External finishings including colour specifications.
Driveways
External lighting.

Accompanied by submission of plans must be the confirmation of acceptance and compliance with all regulations – Annexure “A” hereto and the plan scrutiny fee payable to the AC.

2 Stage 2

Detailed design drawings will be prepared so as to comply with the conditions of approval issued by the AC in respect of Stage 1 plans. These stage 2 drawings shall also be submitted to the AC for its consideration. Where alterations or amendments are required, these too shall be shown on revised drawings.

Note : Stage 1 and 2 submission could be undertaken in one step.

3 Stage 3

After the AC has approved the detailed drawings, the appointed architect shall submit the approved drawings, together with the prescribed plan fees to the Local Authority for approval. Plans are to be submitted with all the required documentation including engineering certificate(s), detailed work drawings of the foundations, roof structures, etc. No plans will be submitted to the Local Authority without prior written approval of such plans by the AC. The Local Authority will refuse to accept plans, submitted for approval without the necessary stamped approval of the AC.

4 Commencement of Construction

On receipt of the Local Authority’s approval of the building plans, members may proceed with the construction of the building in accordance with the building regulations and the approved building plans after the payment of the development deposit by the contractor to the AC.

10. INFORMATION TO BE PROVIDED ON DRAWINGS FOR STAGE 1 AND 2 APPROVALS

Site Development Plan

Parking areas (visitors, open and covered parking):Parking for a minimum of 2 vehicles shall be provided, not intruding into the road reserve nor onto the pavement and excluding the double garage required for each dwelling;
The open spaces (e.g. laundry yards, private gardens and landscaped areas);
Positioning of all buildings (different buildings shall be easily identifiable);
Contours showing natural ground levels at 1 meter intervals with values prior to any excavation or earth moving on the stand.
Storm water management if applicable;
Actual coverage, including all patios and lapas;
Permitted FAR;
Actual FAR;
Cadastral information (i.e. boundary dimensions, north point, etc.);
Dimensions to the nearest buildings on adjacent stands (if applicable);
The stand number;
Trees that are to be removed and existing trees.Prior to the removal of any large trees, approval shall be obtained from the AC;
Details of contractor, architect and consultants (if any) involved in the project;
Any additional relevant information required by the AC;

2. Elevations

Drawings clearly showing the proposed elevations of both the main dwelling and lapa (if applicable) shall be provided. The elevations shall give clear indication of exterior treatments of buildings, the specification and colours of all materials to be used and the contours of roofs and walls, including all walling/fencing.

3. Floor Plans

Floor plans shall be provided and shall indicate the proposed use of each room.

4. Size of Plans for Submission

All sketch and development plans shall be submitted on a maximum of A1 size paper to a 1:100 scale. All small-scale locality site plans shall be to a 1:200 scale.

11. TOWN PLANNING CONTROLS

Density

1 (ONE) dwelling per stand. (A minimum total floor area of 200 m² per dwelling is applicable, and a maximum of 500 m²).

2. Usage of Property

The dwelling may only be used for residential purposes by the owner or his relatives and may not be used as guesthouse or any related uses.

12. STAND BOUNDARIES

Ideally no walling whatsoever should be erected along the boundaries between stands and the road reserve (create a “park” effect and not a “city suburb”).
If some form of street boundary fencing is essential, for example, to prevent small children from leaving the stand, then the use of approved structural palisade fence will be allowed;
If solid walling is required to enhance the privacy of certain parts of the stand, for example to screen the swimming pool from the street, such walling shall be a maximum height of 1,8 m and shall not extend for more than 50% (FIFTY PERCENT) of its length.If solid wall is unavoidable, a stepped-back or articulated wall shall be erected;