Architectural Guidelines for Likweti Plains

February 2019

Home Owners Association Estate Architect (Tom Hattingh Architects) Tel: (013) 747 2700 Tel: (013) 752 8239 Email: admin@likweti.co.za Email: tomarch@iafrica.com Address: Farm Neroli, Karino, 1204

1. Overview

This document has been prepared specifically for Likweti Plains, which forms part of the larger Likweti Bushveld Farm Estate and defines the aesthetic guidelines to be adhered to. This document which is an annexure to the agreement of sale, is contractually binding. The Architectural guidelines as set out in this document have been formulated with the aim to ensure that that the natural beauty of the Likweti Bushveld Farm Estate is preserved as well as to promote an architectural aesthetic that blends into the landscape. Specific architectural rules have been draughted for Likweti Plains in order to have a harmonious appearance of the estate in this section. The stands are on an open savannah type landscape and a specific restriction has been placed on the roofs. They are to echo the flat crowned acacia trees of the surroundings. Roofs should be simple tented roofs linked with concrete flat slabs. Large overhangs are requested in order so that they can cast deep shadows. The roofs should resemble a cluster of trees when viewed from a distance. The houses on this portion of the estate are very visible and should appear almost homogeneous. All submissions will be considered on merit, and even though a design may comply with all the regulations, it should still reflect the architectural language of the Estate. A submission may not be approved should it be deemed to detract from the architectural integrity of the estate. However, the intention for these guidelines is not to offer limitation, but rather to offer freedom and guidance for the architect and their clients, whilst maintaining the integrity of the estate. Likweti P lains w ill not be fenced by the Developer, in order to allow for game to roam freely betw een the stands. Individual stands must how ever erect their own security fencing in accordance w ith 3.10 below .

2. Design Principles

The vision for Likweti Bushveld Farm Estate is for the architectural language to demonstrate the delicate balance between the

natural and the built environment and the objective to create an unhindered blend of architecture and environment. A local design vernacular is prevalent in reaction to the Lowveld specific climate. The following design principles encourage the

designs of the estate, along with the specified materials, to embody this vernacular within the landscape. 2.1. Orientation

Orientation should be strictly in accordance w ith Appendix A attached hereto. The most ideal orientation of a design in the Southern Hemisphere is marginally East of North. Limited unprotected glazing should be positioned on the East and West Façades. In the Likweti Plains section however, the orientation will be more towards the North-West. This will mean that protection from the sun must be sought either through sun pergolas or sliding screens. Windows towards East and West should be minimized.

The use of solar louvers and horizontal sliding screens is encouraged, as well as cross ventilation through the residence making use of prevailing winds for ventilation. The prevailing wind in the area is from East South-East.

2.2. Landscape The residence must be an integral part of the landscape, whilst encouraging open internal area flowing out onto patios, courtyards and outdoor spaces. The design should step down the stand following the contours of the site. 2.3. Horizontality

Roofs will be at an angle of 26 degrees and with substantial overhangs and cantilevers will ensure that the design develops a horizontal accentuation thus becoming part of the landscape, as well as protecting it from the harsh Lowveld elements. This can be interpreted architecturally to satisfy contemporary or traditional tastes through the use of individual tented roofs as well as interlinking flat-roofs. Building elements throughout should enhance the horizontal lines, e.g. window mullions.

2.4. Mimic

The use of natural colours, textures and materials is essential to blend the design into the landscape. Walls with natural earthy colours on plaster with accents, plinths and details in natural stone or rammed earth are encouraged. Face brick accent walls will be allowed. Timber frames, decks, doors, screens and louvers in neat timber elements (no gum poles / laths permitted). Paved driveways to be natural colours and external tiling to be natural colours stone, slate or similar coloured porcelain.

2.5. Views

Living areas should encourage views of the natural surroundings by use of large glazed planes whilst ensuring they are protected from the sun and orientated correctly. This should maximise light while reducing solar heat gain. Windows should not be meaningless openings puncturing each facade. Privacy from other stands and from the road must be taken into consideration. All SANS XA/204 conductance & solar heat gain regulations must be complied with and calculations are to be submitted along with the plans.

2.6. Eco-Building

The emphasis should be on creating ecological buildings through passive design methods and technological enhancements; such as, but not limited to: • Local Materials • Insulation • Solar screens / louvers • Solar panels / solar geysers / heat pumps • Rain water harvesting • Protection of site fauna / flora • Cross ventilation

3. Building Specifics Inclusions Exclusions

3.1 Envelope

• Residences should generally consist of simple rectilinear forms which allows for several smaller roofs with interconnecting slabs.

• The fragmented forms facilitate the stepping of the design

along the site creating an undulating roof-line and reducing the visual impact of the structure.

• All roof pitches to be 26 degrees. • Pergolas, verandahs, cantilever slabs and lean-to roofs are

encouraged to accentuate horizontality.

• The use of subtle projections and recesses on the elevations is encouraged to articulate the façades through the play of light and shadow.

3.2 Roofs

• Material: Marley Modern or similar approved. Colour: Slate / Rustic Slate Pitch: 26 Roof type: Tented roofs with flat concrete roofs only. The flat roofed sections to receive pebbles. No water proofing to be visible. The roof line may not be cut for the flat roof section and no fascias are permitted.

• Material: Concrete / boarded Flat roofs

Notes: Painted grey where visible or covered with gravel. Maximum 50% of footprint. Minimum parapet height of 255mm required on all flat roofs, unless a projecting off-shutter slab / cantilever is the intention. A water drip must then be incorporated.

• Secondary structures such as pergolas are encouraged

where appropriate to break down vertical scale to human proportions. These are limited to 30% of the total roof

• No painted roofs are permitted

• No awnings permitted

• No shade cloth permitted

• No visible translucent sheeting permitted

• No sheet metal roofs are permitted.

• Flat roofs should be used primarily to roof connecting elements and to roof secondary elements such as covered terraces and entrances etc.

area.

• Predominant plan forms must have simple pitched roofs with minimal junctions, either mono or double pitch solution which forms the most predominant visual element in the roofscape. Simple discrete roofs are encouraged, and complicated pitched roof junctions should be avoided wherever possible.

• No gables are permitted

• Planted roof gardens are allowed

3.3 Windows & Doors

• Timber – Meranti or hardwood

• Aluminium powder-coated – black

• Timber or Aluminium horizontal slatted sliding shutters or screens to be used for solar control

• Only horizontal lintels or flat arches permitted

• Clear glazing or solar glazing permitted (Grey / Green)

• Sandblasted glazing permitted

• Specific decorative entrance doors may be permitted subject to approval.

• Openings should be protected where possible or necessary with overhangs, pergolas, projections or deep reveals.

• Garage doors to be set back in reveal; minimum 460mm wall, recommended 690mm.

• Garage doors to be horizontal slatted hardwood or galvanized steel, colour charcoal.

• No cottage pane windows or doors permitted.

• No geometric shaped openings – round windows etc.

• No decorative patterns or mouldings permitted in window or door detailing or surrounds.

• No reflective solar glazing or mirror glazing permitted.

• No round arches permitted.

• No external burglar proofing.

• No visible dome or pyramid roof lights.

• No decorative garage doors permitted.

• No glass bricks permitted.

3.5 External Paints and Wall Finishes

• Natural toned paints – Two paint colours will be specified by Estate Architect.

• No Cementitious / “Tuscan” paints

• Accent walls / finishes permitted: ◦ Natural Stone - cladding or drypack. Provide

sample ◦ Rock walls – Lamei Stone. Not more than 20% of

elevation. Choice of rock or brick – not both. ◦ Rammed Earth ◦ Off Shutter concrete ◦ Horizontal timber slatted cladding ◦ Rough plaster ◦ Facebrick – Malelane Stene semi face brick with

flush joints. Not more than 20% of elevation.

• No bright colours. • No Decorative mouldings or Spanish plaster.

• No faux (fake) stone applications.

• Only brick or stone work can be chosen – not both.

3.6 Patios, Terraces and Balconies • Floors - Natural coloured screed, tiles or stone. • Natural coloured flagstones, terrace paving may be used. • Balcony to have floating appearance – horizontal lines.

Structure should be set back from the edge of the slab so that the slab edge reads as a separate element to the column.

• Timber – See decks 3.7

3.7 Patios, Terraces and Balconies

• Decks to be teak, balau or approved hardwood. • Deck to have floating appearance – horizontal lines.

Structure should be set back from the edge of the deck so that the deck reads as a separate element to the column.

• Pergolas to be teak, balau or approved hardwood.

• Handrailings to be hardwood / stainless steel. Sample

• No reflective / coloured glass handrailings.

• No pre-cast concrete handrailings.

photo / detail to be provided with submission to Estate. Horizontal lines.

3.8 Building feature elements

• All feature elements to be finished with stone cladding or accent wall finish, or hardwood timber slats. Accent materials not to exceed 25% of façade area.

• Elements may include but are not limited to:

o Chimneys (cowls to be maintained) o Plinths o Terrace / retaining walls o Entrances o Columns

• Plinth walls are permitted and are to be built in accent

wall finish. Stone, facebrick, rough plaster or similar approved. Plinth to begin at Ground Floor Level, but may not exceed 3000mm in height, or it should be stepped or fragmented.

• Rainwater tanks to be corrugated steel – dark dolphin and

incorporated into the design. Other tanks are allowed but must be screened.

• Facebrick limited to Corobrick: firelight satin, roan satin or

terracotta satin.

• No ornamental columns / niches / chimneys or similar elements.

• No faux stone applications.

3.9 Driveways

• Paving for driveway: Biaton interlocking grey paver only.

• Stormwater to be channelled away from buildings and must be controlled and attenuated on steep inclines.

• “Grass-block” paving is permitted.

• Driveway positions are to be indicated on site plan.

• No tar driveways.

• No plain concrete driveways.

3.10 Fences and gates

• Fencing & gates limited to an area of 3000m² on the boundary of the building block in accordance with one of the two options in Appendix B.

• Yard walls to be integrated with residence design.

• No flora supporting structures higher than 1200mm permitted for example trellises.

• No erf enclosing walls, except limited application at entrance gates.

3.11 Pools

• Pool to be secured as per SANS 10400.

• Pools to be no larger than 24m².

• Pool pump and filters to be screened.

• Jacuzzi’s / Spa pools not to be visible from the road or neighbour.

• No portable pools / plastic pools to be erected.

3.12 Lighting

• External lights and spotlights to be selected and positioned with consideration for neighbours

• External spotlights must preferably be turned off by 22h00

• External lights to be indicated on elevations

• No coloured lights permitted.

3.13 Services

• Vertical service duct to be created where soil / waste pipes are located.

• Septic tank and french drain positions and details to be indicated on site plan. French drain not to be positioned within 15m of any boundary unless previously approved.

• No visible external pipes are permitted. All to be chased into the wall or positioned in duct.

• No visible cables permitted. All to be hidden or chased into wall.

3.14 Other

• Items that must be screened / hidden from the street and neighbours and must be taken into consideration at design stage:

o Aerials o Satellite dishes o Air-conditioners o Solar Panels o Heat Pumps o Refuse yard o Kitchen yard o Washing line o Pet kennels o Boreholes

• Geyser tanks to be installed internally. Solar geysers

systems to be designed accordingly, unless entire unit is screened.

• Silent-type generators permitted. These must be visually and audibly screened from any neighbour.

• Air-conditioning and heat-pumps to be positioned with consideration for neighbours - noise

• No visible garden ornaments / statues permitted without approval from the home owners association.

• Air-conditioners to be screened or in yard or should not be visible from road or from neighbouring properties.

• Soakaways must be confined to areas identified as suitable in the Engineering Geological Evaluation for On-Site Sanitation undertaken by Geo3 – January 2018.

4. Siting 4.1. Positioning

• Each stand to have a 1500m² “hard” building area block into which the structure including pool and decks must be contained. A further 1500m² “soft” building block is allocated which can be landscaped and fenced in. The total 3000m² usable space or total building block to be strictly in accordance w ith the Appendix A attached hereto.

• No trees outside the “hard” block may be removed without approval from the home owner’s association. • Care to be taken to protect all flora / fauna on site. • Protected species may not be removed. • Designs are encouraged to accommodate as many trees as possible within the “hard” block. • 3000m² block must be surveyed and all trees with diameter of 125mm or more should be indicated.

4.2. Height restrictions

• The height of any residence shall not exceed a 7500mm parallel level / line above the ground level for single storey areas. This height is measured at any point along the building.

• No double storey structures w ill be permitted.

5. Submission 5.1. Plan Submission (Stage 1 & 2)

• Plans to be submitted for Architectural Review for Stage 1 submission: o 1:200 form model or 2x 3D views o A3 format bound copy (1:100) accurate freehand / formal drawings showing: Site Plan, floor plans, roof plans and all elevations Appropriate sections showing building, roofs and relation to site (natural ground level) Location plan Colours shown on elevations All materials described on elevations (photos of materials if possible) Screens, fences, walls and gates showing height, type and extent.

o Cut/fill plan and section o A site-specific survey drawing from a registered land surveyor reflecting 500mm interval contours, all trees with diameter larger than 125mm, and

rock outcrops. o The architect is to list any deviations from the guidelines o Any material samples for approval (stone, etc.) o Position and details of septic tank

• Plans to be submitted for Architectural Review for Stage 2 submission:

o 2 copies in A1 format – 1 copy for estate, 1 copy returned for submission to council o Local authority submission plans with SANS XA calculations o May not deviate from Stage 1 plans o Additional information for Estate copy: Elevations in full colour (by hand or printed). This is to be indicative of materials and colours selected, including all external light fittings.

Sections to clearly show ceiling levels, wall-plate levels, door and window descriptions and existing natural ground level. Any additional information to show that the drawings comply with the guidelines.

• One week to be allowed for plan approval / comment, per stage. • Additional / detail plans may be requested if necessary.

5.2. Architect

• Designs may only be submitted by SACAP registered architects. • Designs and construction drawings must be prepared under the direct supervision of the signing architect as per the SACAP code of conduct. Failing to

comply with this may lead to de-registration by SACAP. • Architect to remain principal agent for the total project from design to practical completion. • Architect may be requested to present drawings should it be deemed necessary.

5.3. Procedures and fees

• Payment for plans to be made to HOA. ◦ Cost of R4500 for submission (Ex vat). Should the plans need to be reviewed more than 2 times, then there will be an additional fee of R1000 per

submission from 3rd submission onwards. ◦ Payable to Tom Hattingh Architects prior to approval being released.

• Plans to be submitted to the Estate Architect on appointment. • Architect to comment within 1 week of initial appointment. • Once plans are approved, they may be submitted to the Mbombela Local Municipality. • No commencement of construction will be permitted before municipal approval. • A site handover must be scheduled with the estate manager, contractor, architect and owner prior to any work commencing on site.

5.4. Construction period

• The contractor has 12 months to complete construction from the first day that any clearing or construction starts. • Building must commence within 2 years from property transfer. • Building to be a minimum of 200m².

Appendix A – Likweti Plains Layout Plan

Appendix B – Fencing Specifications Fencing & gates are limited to an area of 3000m² on the boundary of the building blocks (see Appendix A) in accordance with one of the two following options: 1. 2050mm high De-Fence 100mm x 50mm mesh panel fencing (or similar if approved pre-installation by the Estate Architect)

De-Fence Posts: 60mm Square tubing posts with PVC bracket type panel retainers. Posts to be set in concrete bases at +/- 2.9 metre centres. De-Fence Panels: The panels shall have an aperture size of 100 x 50mm, manufactured from 4.5mm galvanized wire which is PVC coated charcoal grey. Gates: +/- 4metre wide sliding gates. The gate frame shall be fabricated from 76 x 50 x 2mm rectangular tubing clad with De-Fence 100 x 50mm mesh held in place with 25mm flat bars. 76mm square tubing gate posts to be used. Pedestrian gate (optional): The gate frame shall be fabricated from 50 x 2mm square clad with De-Fence mesh as per the sliding gate with 60mm De-Fence posts. All steelwork shall be prime coated and then painted to match the fence. Electrification: 19 strands of fully galvanized high-strain steel wire shall be fitted onto the outside of the De-Fence posts. The wires will follow the contour of the ground (not the top edge of the panels) and 1 x live wire shall be offset to the outside at the top of the fence. Poly-droppers can be fitted to the wires between the posts. Insulators: All wires shall be fully isolated with black PVC insulators. Large bobbin insulators will be fixed to the posts. Warning signs shall be fitted as per regulation. Concrete Sill (optional): A +/- 200mm wide concrete sill could be laid underneath the fence.

2. 1800mm high electric fencing with square tubing straining posts and intermediates

Straining posts: 76mm x 2mm square tubing posts set in a concrete base at a maximum of 60 metre centres. Should additional posts be required. Posts to be prime coated and then painted dark grey. Stays: 38mm x 2mm square tubing stays set in concrete. Intermediates: Y section standards or 25mm x 2mm square tubing posts (set in a concrete base), at +/- 3.5 metre centres. It is recommended that poly-droppers are tied to the fence wires between each post to help prevent the separation of the strands. Gates: +/- 4 metre wide sliding gates, fabricated from 76mm x 2mm rectangular tubing with 25mm square tubing verticals at +/- 120mm centres. 2mm x 76mm square tubing gate posts to be used. Pedestrian gate (optional): The gate frame shall be fabricated from 50 x 2mm square tubing with 25mm verticals at +/- 12mm centres. 2 x 76mm posts should

be used. Wires: 17 strands of fully galvanized high-strain steel wire to be installed and 1 x live wire shall be offset to the outside at the top of the fence. Poly-droppers can be fitted to the wires between the posts. Insulators: All wires shall be fully isolated with black PVC straining insulators and tensioners on the posts with standard PVC bobbins on the posts. Prices exclude V.A.T. and are valid for 30 days.