Annexure ‘B’ – Long Lease - 12 pages
June 2017
ARCHITECTURAL DESIGN CODE, LANDSCAPE CONTROLS, BUILDING REGULATIONS AND SPECIFICATIONS
CONTENTS:
1. Purpose
2. Resort Architectural Guidelines
2.1 Architectural Character
2.2 Specific Requirements & Conditions Relating to Building of Homes
3. Architect Plan Submissions, Approvals & Positioning of House
4. General Building Regulations
5. Construction Site
6. Labour
7. Certificate of Occupancy
8. Landscaping
1. Purpose
These guidelines and specifications are to ensure that all buildings and landscaping at Elephant Point will be built in harmony with the surrounding environment. This document provides a framework to ensure uniformity in all buildings and to ensure that all lodges complies with the standards as set for the development.
The regulations are furthermore designed to ensure that during the development and construction period there is minimal interference to existing homeowners and that buildings comply with the defined architectural and structural guidelines of the Elephant Point Owners Association (the Association) as well as ensuring proper security procedures are in place.
Elephant Corporation Holdings (Pty) Ltd (the Developer) has obtained the necessary approvals from the relevant competent authorities to develop the resort Elephant Point. The rights place obligations on the Developer to adhere to certain conditions pertaining to the protection of the environment and the rights of other parties in the process of developing Elephant Point.
In accordance with the Design Approval Process, members must obtain written approval from the Developers for any and all new dwellings or alterations to existing homes before submitting these for approval by the Local Authority.
Please anticipate your project by submitting plans for approval as the Design Review Process may take up to thirty days depending on the number of iterations. No work may commence until written approval from the Developer and the Association. The Association reserves the right to withhold the approval of plans or issuing a compliance certificate if a member is not in good standing.
2. Definitions & Terms
“Application”
An application to review plans, specifications, materials and/or other items in accordance with
the procedure detailed under Section 7: Plan Submissions & Approvals.
“Architect”
An Architect as nominated and appointed by the Developer. All plans for the construction of or
alterations to buildings must be prepared by an architect who is registered with the South
African Council of Architects.
“Building Deadline Agreement”
The imposition of double levies in respect of the property shall cease upon submission by the Owner to the Association of a duly signed builder’s agreement for the construction of a dwelling on the property. The construction has to commence (and be proceeded with diligently) within 30 (thirty) days of date of signature of the builder’s contract by both the Owner and the Builder mentioned therein.
“Contractor”:
The party contracting with the Employer / Developer for the execution of the Works including
but not limited to the Contractors employees; nominated or selected Sub-contractors; delivery
personnel and any other persons under the instruction of the Contractor.
“Contractors Conduct Agreement”
Is the Agreement that sets out those obligations with which all Contractors must comply in order to ensure the overall compliance with the conditions as set out by the Association.
“Development”
The entire development known as Elephant Point Estate situated at Portion. 10 of the Farm Belfast 296 KU.
“Design Approval Process”
The process of submitting architectural plans, specifications and other Works information to the Developer.
“Developer”
Elephant Corporation Holdings (Pty) Limited; Registration No. 2004/016684/07.
“The Association”
Elephant Point Owners Association NPC; Registration No. 2012146361/08.
“Leased Space”:
A portion of land subject to development and in accordance with the Surveyor General’s drawing:
“Landscape Plan”
Is the design of the residence landscape master plan. It must indicate if the application is for new construction, revision of existing, removal of existing trees, planting new trees or relocating of existing trees to be approved by environmentalist before and after implementation.
“Local Authority”
Bushbuckridge Municipality
“Owner”
The registered Owner of the portion within the development
3. Resort Architectural Design Code
3.1 Architectural Character
Buildings must be designed to complement and blend with its surroundings. The silhouette must form a cohesive harmonious element with the surrounding Bushveld. To maximize privacy all building designs to ensure that external windows and doors do not face directly onto neighbouring properties. Screen walls may be used to create privacy screens for decks, swimming pools and service yards.
Building design must ensure that electrical cooling and heating requirements are limited. Recommended that the following aspects are incorporated including roof and wall insulation, cavity walls, natural cross- ventilation with high ceilings and overhangs where possible.
3.2 Specific Requirements and Conditions relating to all Homes Built
Buildings: Western Phase
Limited to one living structure/site. A carport and lapa may be separate from this structure. Layout to be approved by the Developer. Lapa structures should be discreet and should not obstruct the views of neighbours. Lap Roofs should be avoided or minimal.
Buildings: Eastern Phase
Limited to two living structures per site. Two stands consolidated will be allowed to have a total of four living structures on the site. A Carport and Lapa may be separate from the structures.
Height :
Maximum of two storey’s with a maximum height of 9m from natural ground level at
the centre of the site.
Building Lines:
5m from side boundary and 15m from the back. The front building line is as per lease
space diagram for each site. Positioning to ensure that all lodges enjoy privacy from
neighbours and unobstructed views from front of house.
Roofs:
Shall be characterized by traditional thatch roof buildings.
The alternative roofing materials which may be considered subject to prior approval of the Association are Mazista slate, Shingles and non-profile concrete tiles.
All roofing materials should complement the colour of mature thatch.
No bright colours permitted.
The roof design may incorporate flat roof outdoor viewing decks. Subject to the approval of
the Association, pre-painted metal sheeting may be permitted on ‘flat roof’ structures in
dark colours matching but must be concealed and should not be at all visible from the
surrounding properties. These roofs shall be insulated.
Walls:
Exterior walls to consist of a combination of the following:
· Plaster, natural stone, rock, timber features (in earth colours).
Windows:
Wooden window frames or powder coated aluminium in natural earth colours as approved by the Association.
Glass:
The use of glass in exterior walls shall be restricted to windows and doors. Designs should
strive to minimize light pollution to surrounding areas.
Where applicable, windows shall be shaded to minimize heat gain. Thermal performance
of buildings shall in all cases be within the stipulation and requirements of SANS
10400XA.
Steel Structures:
Steel structures shall be clad in materials approved for external walls. Subject to the
approval of the Association, limited use of exposed steel in elements on the exterior may
be considered.
External Doors:
Wooden and glass or aluminium with no overly ornate finishes incorporated in paneling.
Plumbing:
A connection fee of R15000 per site is payable for this connection. All pipes to be concealed in ducts or built in. No external pipework allowed.
Kitchen:
Maximum of one kitchen per site. Gas ovens recommended.
Energy Efficiency:
Energy efficiency in buildings shall be in accordance with the stipulations and requirements of SANS 10400XA.
Solar Panels:
Solar panels may be incorporated into the design of the house and must be completely
concealed. Solar panels to be shown on drawing, positions and colour to be approved on
site prior to installation.
Gutters Downpipes:
All gutter and down-pipes are to be concealed by built walls, save as approved by the
Developer’s Architect.
Pools:
Maximum 42 000 litres, 6.5m x 4.5m. All pools to be screened from neighbouring
properties and to include protective covering when not in use. All swimming pools,
to backwash to daylight
Rim flow pools – rim flow to be same colour as external house colour.
Pool height may not exceed 2.0m from natural ground level, if so needs to be
terraced.
All waste and soil pipes to be concealed.
Pergolas Carports:
Must form an integral part of the design and not as an add-on structure. No unconcealed
shade netting, retractable aluminium or canvas canopies permitted.
Fencing & Screen walls:
No boundary fencing permitted – Screen walls can only be used to screen off laundry yards, bathroom courtyards, service areas and swimming pools. No vibracrete or pre-cast concrete walling permitted.
Screen walls to be finished in natural earth colours or stone. Natural materials such as wattle laths or poles may be used for screens, all approved by the Association. Screen walls may not exceed 2m in height and 5m in length. Screen walls may not obstruct the privacy and view of adjoining properties or prevent the free roaming game from access to the grounds. Retaining wall blocks to be brown earthy colours.
External Stairs Balustrades:
To be in timber, stone, brick or other neutral material as approved by the Developer. No pre-cast decorative balustrading permitted.
External Lighting:
To be subdued utilizing low voltage fittings and to the Association’s approval. Light to be
located to minimize the impact on adjacent sites and the environment. No lights directed
towards Kruger National Park.
Owners will be responsible to locate one bollard light at the entrance to the site at their cost to conform to standards laid down by the Association.
Service Lines:
All service lines including water, sewerage, electricity, TV and telephone to be a minimum of 450mm underground.
Lightning Conductors:
Compulsory for thatch structure in terms of the National Building Regulations. Positioning to be approved by the Developer.
Driveways:
Driveway materials to conform to the overall finishes laid down for the estate as approved by the Developer.
TV Aerials:
TV aerials, satellite dishes, solar panels, gas bottle enclosures and other such items, if used, should not be visible and must be incorporated into the design of the houses - match the colour of the wall or roof and located to minimize the visual impact on the environment and neighbours – all approved by the Association.
Airconditioners / Pool Pumps:
Mechanical equipment, such as air conditioners, pool pumps etc., must be incorporated in the design of the buildings or adequately enclosed or screened. This must be shown on building plans.
Kitchen Yards:
Kitchen Yards and washing lines must be fully screened and not visible from the road or
from ground level.
Hazardous Material:
Any material or design, which is considered hazardous to wildlife is not permitted.
Signage:
All signage to conform to guidelines as provided by the Association and incorporated into the overall design. Signs may not exceed 400mm x 400mm in size.
Planting:
All planting used is to be indigenous trees, shrubs, grasses and plants and to the Association’s appointed landscape consultants’ approval. Natural veld grasses, flora and fauna to be protected during the construction phase.
Electrical Installations:
The following rules will apply:
A 70 Amp single phase supply will be made available to all 2 and 3-bedroom stands;
A 30 Amp 3-Phase supply will be made available to all 4-bedroom stands;
Air conditioners may be installed, but this should be limited and the power consumption
carefully considered.
Where the supply is 3-Phase, the air conditioning units, swimming pool pumps, other pumps
and high load units must be 3-phase to balance the load.
All water heating units must be solar, gas, heat pumps or a combination thereof. The peak
electrical load of heat pumps must be limited to less than 1 kW.
Stoves may be gas, electric or a combination of both.
All lamps must be energy efficient CFLs or LEDs.
If the installed capacity exceeds the available electrical supply, an intelligent control system shall be installed to regulate the use of power.
The size of the supply cable installed from the pillar box to the main DB must ensure that the volt drop across the cable is less than 1 Volt, to ensure that the overall volt drop is within Regulation.
4. Architect Plan Submission, Approvals & Positioning of House
4.1 Only Architects approved by the Developer may be used.
4.2 All plans to be signed by Architect and Owner, or a letter from owner stating that the owner
accepts the content thereof.
4.3 Architect to supply confirmation of appointment for supervision on letterhead or Owner’s
Declaration of responsibility for Building Works.
4.4 A Scrutiny Fee of R10,000 (Vat included) payable to the Developer to accompany plans for
new dwellings. If the plans are submitted more than three times, the fourth submission will
require a further fee of R2,500 (Vat included) submission. A Scrutiny Fee of R2,500
(Vat included) payable to the Association to accompany plans for alterations or additions.
4.5 Preliminary plans including Site Development Plan, Floor Plans and Elevations must be
submitted to the Developer. Building lines must be clearly defined on the plans. The plans
submitted should provide the following information: area of dwelling including patios and
carports, open spaces, position of any tree with trunk diameter exceeding 120mm. A
scrutiny fee is payable with submission of plans.
4.6 On approval of preliminary plans, detailed drawings will be prepared by the Architect which,
shall be presented to the Association for ratification. Four sets of plans are required to be
submitted.
4.7 All plans may then be submitted to local council and NHBRC for approval.
4.8 Placing the Unit on the Stand – The Purchaser together with the Architect and Developer will agree on the basic footprint of the proposed unit on the stand.
4.9 Position of the unit must ensure minimal removal of large trees (˃5m). Selective trimming of trees / shrub clearing is permitted. Rooftops should not exceed height of surrounding tree height or skylines and wherever possible vegetation and landforms must be used to screen the development. Seepage line areas should be kept clear of buildings and roads.
4.10 The footprint is to be approved by the Developer prior to construction commencing. The
Developer shall have the right to object to any proposed positioning in its sole discretion.