# table of contents page westford bridge 3 summary...

WESTFORD BRIDGE HOME OWNERS PROCEDURES GUIDE

SECTION 3.2 - WESTFORD BRIDGE ARCHITECTURAL DESIGN MANUAL

Revision 6.1 dated 17/01/2016 - Replaces all previous publications

Section 3 – Page 0

# TABLE OF CONTENTS PAGE

SITE DIAGRAMS 1

1 INTRODUCTION 3

2 DESIGN FRAMEWORK 3

3 SUMMARY OF DESIGN GUIDELINES 4

4 SUMMARY OF HOUSE TYPES 5

5 ZONING 6

6 MAXIMUM PERMISSABLE AREA 6

7 HOUSE FORMS 7

8 ROOF FORMS 8

9 SCALE AND PROPORTION 9

10 VERANDAHS, BALCONIES AND DECKS 10

11 PERGOLAS 10

12 MATERIALS AND FINISHES 11

13 WINDOWS AND DOORS 12

14 FENCES, SCREENS AND COURTYARDS 13

15 LANDSCAPING AND SITEWORKS 13

16 GENERAL 14

17 PROCEDURE 14

18 PAINT COLOURS 16

WESTFORD

BRIDGE ARCHITECTURAL DESIGN

MANUAL





55





57

58

56





INTRODUCTION

The site is situated on the Knysna Estuary, biologically the richest in the

Western Cape and one of the largest. This richness and the beauty of the

surrounding landscape and forests make the area particularly unique.

Lagoon and river views create a stunning setting for 'living with nature'.

The development consists of 137 hectares of land. The vegetation

comprises 74 ha. coastal fynbos, 32 ha. indigenous forest and 26 ha.

estuarine wetland. Within these areas the development consists of 33 plots

(phase 1) and 25 plots (phase 2), all zoned for Resort II. In addition a

Bushcamp under Resort I will accommodate up to 60 beds for overnight

visitors. Walking trails and board walks have been constructed for the

home owners and bush camp guests to enjoy throughout the Reserve.

This Architectural design Manual sets out to define the scale, height,

materials and finishes of the houses, encouraging extensive use of

verandahs and pergolas to minimise the visual impact of the development.

A simple set of principles, guidelines and controls have been formulated for

the development of housing within the scheme, using appropriate historical

and cultural influences and vernacular references.

The architectural theme is “East Cape Colonial” and an emphasis on

uniformity, symmetry and harmony, without losing individual variety. Simple

rectangular forms, refined and robust details, controlled scale and

proportions are recommended in order to achieve an articulated unified

architecture, appropriate for a natural setting.

All buildings must comply with the guidelines and controls set out in the

Design Manual in addition to Municipal or National Building Regulations.

The Project Architect and the architectural review committee of the WBHOA

shall ensure that the spirit of the Design Manual is carried out throughout

the development.

2. DESIGN FRAMEWORK

The Development consists of 33 erven (phase 1) and 25 erven (phase 2),

all of which are zoned "Resort Zone II".

There are three house types:

Single storey with loft accommodation

Double storey

Single storey





3. SUMMARY OF DESIGN GUIDELINES

RECOMMENDED NOT PERMITTED

FORMS Simple rectangular, inter-connected rectangular

Circles and curves

ROOF Double pitch, hipped, lean to Mono pitch exceeding 8 degrees pitch/flat

ROOF OVERHANGS

Clipped eaves. Use verandahs to extend cover

Overhangs

ROOF FINISHES

Steel or aluminium roof sheeting with Victorian profile and prepainted with:

"Chromodek" colour charcoal.

“Colorbond” colour charcoal

Concrete Roof Tiles, Unpainted Steel or Tin, Clay Tiles, Slate, Thatch

Colours: No other roof colours are permitted

WALL FINISHES

Stone, Tinted or painted Plaster, Clapboarding

Stone Plinths, Plaster Plinths and Mouldings are recommended. For colour refer to section 18 – PAINT COLOURS

Facebrick/block

Precast Concrete

RECOMMENDED NOT PERMITTED

VERANDAHS & BALCONIES

Clapboard, traditional proportions, latticework or simple patterns are permitted.

Heavy Concrete

GABLES Simple or Hippped with finials latticework Ornate, fancy, decorative

HEIGHT 6m from Natural Ground Level to pitch of Roof (See detailed information under section 9 - "Scale and Proportions"

Full Double Story

WINDOWS & DOORS

Vertical proportion with Shutters

Simple Traditional Styles

Large Glass area only under Verandahs

FENCES Boundary fences are not permitted. Where screening for privacy is necessary, game fences with planted hedges, timber or “latte” fences will be allowed, such fencing will only be allowed within the building platform and will require a "waiver" from the WBHOA

Vibracrete, Facebrick,

Plastered brickwork

YARDS Only permitted as an extension to the building to form a courtyard plastered as per house or timber as per fence screen.

RETAINING WALLS

If visible from a road or to neighbours, retaining walls must be clad in natural stone or be constructed of wooden poles. No retaining wall may exceed a height of 1,5m without stepping back. Where retaining walls are not visible from a road or by neighbours, brown rock-face finish retaining blocks may be used.

Loffelstein / Sholin concrete brick/block

NB: A waiver is required from the WBHOA if any retaining blocks are to be used





4 SUMMARY OF HOUSE TYPES

ZONING Resort Type ll

BUILDING LINES

HOUSE:

GARAGE:

Strictly in accordance with Building Platforms, as set out on scale drawing no. 919101 (Scale 1000:1)

Front and Back - refer to Development Plan

Sides - Single Storey lean-to roofs - 1m from side building lines.

Pitched Roofs - 4.5m from side building lines

Nil distance from building lines

ROOF FORMS Double-pitch (Gables or Hipped) Hipped Roof Lean to Roof

37 - 42O

22 - 37O

3 - 12O

HEIGHT Max. height to roof ridge is 6m from Natural Ground Level, measured from centre-point of pitch

WIDTH

Gable or end walls

Double-pitched Roofs

Hipped Roof

Lean to Roofs

5.5m

7.5m

No Limit

MATERIALS & FINISHES:

WALLS: Exterior

ROOFS:

Plastered or Clapboard for painting. (See section 3 above -"WALL FINISHES") Chromodek or Colourbond sheeting.

6 m





5 ZONING

The whole Westford Bridge housing development (Property no.’s 1 - 58) is zoned as Resort Zone ll

6 MAXIMUM PERMISSABLE AREA

6.1 BUILDING PLATFORM: The maximum Building Platform is 400m2 . This ensures the preservation of views and the indigenous vegetation, whilst capturing the ambience of the Nature Reserve.

6.2 HOUSE AREA (Maximum m2 )

Properties have been classified into two groups in terms of maximum permissible house area, which are:

GROUP ONE: Property no.’s: 3, 5, 7, 8, 9, 13, 14, 15, 16, 17, 18, 20,

22, 24, 25, 27, 29, 30, 35, 36, 38, 40, 41, 42, 43, 44, 45, 53, 54

GROUP TWO: Property no.’s: 1, 2, 4, 6, 10, 11, 12, 19, 21, 23, 26, 28, 31, 32, 33, 34, 37, 39, 46, 47, 48, 49, 50, 51, 52, 55, 56, 57, 58

TYPE OF HOUSE AREA GROUP ONE GROUP TWO

Ground floor with Loft above

Ground floor Loft floor Garage Covered Veranda TOTAL AREA

150m2

65m2

45m2

65m2

325m2

190m2

80m2

50m2

65m2

385m2

Living area above, 2 - 3 bedrooms below

Upper floor Lower floor Garage Covered Veranda TOTAL AREA

150m2

65m2

45m2

65m2

325m2

190m2

80m2

50m2

65m2

385m2

Single story, no loft/basement

Floor area Garage Covered Veranda TOTAL AREA

190m2

45m2

65m2

300m2

250m2

50m2

65m2

365m2

NOTES:

1. Exposed Decks without roof cover or pergola do not form part of the measured area. 2. A maximum of 25m

2 of the

Covered Veranda area may be partially enclosed (including frameless glass shutters). When retrofitting frameless glass shutters, a waiver and municipal approval is required. 3. No separate dwellings (eg. self-contained flatlets) are permitted.





7 HOUSE FORMS

House forms must be simple pitched, rectangular, or composite rectangular and they should align with boundaries.

7.1 OUTBUILDINGS

Outbuildings and Garages should be of similar form and style as the house.

7.2 CHIMNEYS

Whilst chimneys are important formal elements and are encouraged, they should not be used as architectural statements. Traditional forms with mouldings are recommended. Stainless steel flues/cowlings will require a waiver.





8 ROOF FORMS

Roof forms play a predominant role in establishing a cohesive architectural language and creating a sense of unity within the development. To this end the correlation between roof pitches, building heights and widths has been formulated as follows:

8.1 PERMISSIBLE ROOF ANGLES

Double-pitch (simple gable or hipped) 37 - 42O Hipped Roof 22 - 37O Lean to Roof 3 - 12O

8.2 VERANDAH ROOFS: Minimum 3O , maximum 22O

8.3 OVERHANGS: All roofs are to have clipped eaves, ie.

overhangs are not permitted. Verandah or lean to roofs may be used to extend cover.

8.4 PARAPETS: Parapets are simple extensions of walls. A height

of 250mm above roofline is recommended. Simple moulded copings are recommended.

8.5 DORMER WINDOWS

Dormer Windows play an important role in the roofscape and have the potential to significantly enhance or detract from the overall set of aesthetic controls already established. The number and scale of Dormers should therefore be controlled, taking advantage of the view where necessary without the tendency to create overly busy roofscapes. Types illustrated are preferred. Roof windows are recommended where additional light or view is required.

8.4 PARAPETS

Parapets are simple extensions of walls. A height of 250mm above roof line is recommended. Simple moulded copings are recommended.





9 SCALE AND PROPORTIONS

9.1 HEIGHTS

Building heights are restricted to ensure a reasonable vertical scale and to maintain views as far as possible. The maximum height to ridge of roof (measured from natural ground level to the centre line of roof) is 6m.

9.2 WIDTHS

Maximum width is 5.5m for a double pitch roof and 7.5m for a hipped roof. There is no width restriction for a lean-to roof.

9.3 GARAGES

Garage positions are indicated on the site plan. These positions are however recommendations and alternate garage positions will be considered on merit. Where a garage forms part of the house structure, second story rooms may be built over the entire garage. Where a garage is free-standing, upper level rooms can only be built over half of the garage area. A waiver is required from the WBAC before any room above a garage can be designed.

9.3.1 Above The Road: Garages should be positioned at street level to avoid the necessity for driveways running against the contour.

9.3.2 Below The Road: As a basic principal driveways should be brought down from the road with garages placed parallel to the contours.

9.3.3 General: Double pitch roofs will only be permitted on single

garages, or double garages that are attached to the main house.

Double garages not attached to the house (ie. free-standing) must have either a lean-to roof or a double pitch & lean-to combination, ie double pitch on one half and lean-to on the other half.

Lean-to roofs are allowed for both single or double garages (pitching towards or away from the street).

Parapet walls with columns and pergola is recommended to break the

scale. Lightweight construction of garages and carports is recommended.

9.4 TERRACING, PAVING, PLANTING and FENCING

All terracing, paving and fencing outside the building platform will require a waiver from the WBHOA.





10 VERANDAHS, BALCONIES AND DECKS

It is recommended that Verandahs facing the river should be in traditional,

ornate or modern simple form, as per the diagram opposite.

First floor Balconies tend to be obtrusive, increasing the visual impact and are therefore subject to a waiver.

Balconies and Decks should be of timber construction, painted or stained. Simple or decorative Balustrades of traditional patterns are recommended.

Masonry ground floor decks should not be more than 500mm above finished ground level. Thereafter timber decks are recommended. 10.1 LATTICEWORK

Verandahs and lightweight timber enclosures with traditional

latticework/lambrequins in timber or pressed metals are highly recommended.

11 PERGOLAS

Timber posts/pillars with copings and plinths in traditional forms are highly recommended.





12 MATERIALS AND FINISHES (See Colour Samples - Section 18)

12.1 WALLS - Only the following will be permitted:

Construction:

Stone, Tinted or painted Plaster and Clapboarding (For colours refer to section 18 – PAINT COLOURS)

. Stone Plinths, Plaster Plinths and Mouldings are recommended Lightweight Construction:

Applicable only to Verandahs and lean-to sections. These should be covered with fibre cement and timber clapboarding with cover strips (For colours refer to section 18 – PAINT COLOURS)

12.2 ROOFS - Only the following will be permitted:

Metal roof sheeting with Victorian profile and prepainted with:

"Chromodek" (Colour: Charcoal) or “Colorbond” (Colour:

Charcoal)

12.3 FACIAS AND GUTTERS

Aluminium gutters and downpipes, as per diagram opposite, painted to match or blend with walls and facias (see section 18). Facias should be of timber or 12mm fibre cement and should have a maximum depth of 180mm. Barge boards are recommended as roof edging to single pitch. Finials are recommended (See diag.).





13 WINDOWS AND DOORS Openings in walls carrying pitched roofs are restricted to vertical

windows and doors.

Where a Verandah or lean-to roof is added (minimum depth 9OOmm), the opening size is not restricted provided vertical glazing patterns are used.

Colours are as per Section 18 – PAINT COLOURS.

Timber is recommended. Aluminium in a bold timber or plaster surround may also be used.

Traditional shapes and proportions are recommended.

13.1 Garage Doors

Garage doors should be timber horizontal planking

Ornate panelling is not permitted.

Colours (see Section 18 – PAINT COLOURS)

13.2 Burglar Bars

Burglar bars should be of simple rectangular form, placed internally, if possible lining up with window mullions.

External burglar bars are only acceptable where windows open inwards and the bars are built into the window reveals.

Burglar bars must be painted black or gunmetal 13.3 Shutters

Functional shutters internal or external, folding and sliding, louvered or solid are recommended. False shutters where appropriate are permitted.

Where frameless glass shutters are used to partially enclose a veranda they should not be visible from the road or neighbouring properties.

Colours (see Section 18 – PAINT COLOURS).





14 FENCES SCREENS COURTYARDS

The development is set within a nature area. Therefore defining property boundaries is not generally necessary.

Where screening for privacy is necessary, game fences with planted hedges, timber fencing (natural/creosote or green) or “latte” fencing will be allowed.

Courtyards will only be permitted as an extension to the buildings (to be plastered as per the house, or timber as per the screen fence).

Pets must be secured within a 'fence' on the building platform. Fence heights are between 1.2m and 1.8m. All fences must run with

the slope and they must be screened with suitable vegetation. Block-work, face-brick, pre-cast concrete and elaborate designs are not

permitted. All fences and courtyards require a waiver from WBHOA./Project

Architect

15 LANDSCAPING SITEWORKS & RETAINING WALLS

All terracing and paving outside the building platform will require a waiver from the WBHOA/Project Architect.

The use of explosives or heavy earth-moving machinery on the house sites or access roads is prohibited.

Run-off and erosion from the building site must be controlled with diversion channels and silt traps.

Polluted run off water, fuels, detergent and/or other wastes must be prevented from entering any natural water system.

Retaining walls must be of natural stone and may not exceed 1,5m in height without stepping back. Concrete brick/block walls (eg. Sholin / Loffelstein) must be clad in natural stone where these are visible from the road or any adjacent erf and/or common area.

15.1 Roadway

A minimum width of roadway runs along the contour, serving houses above and below the road. Residents are to allow for visitor parking by not planting their complete verge area.

15.2 Driveways

Only cobble or paving bricks that reasonably match the colour and shape of the roads, are permitted (eg yellow, dark grey or purple brick pavers are not permitted). Any alternative surface will require a waiver from the HOA. Paving extent to be limited as much as possible

15.3 Planting

Outside the building platform: plant species permitted are limited to those listed under Section 5.1 of this Procedures Guide

Within the building platform the above plants, as well as exotic plants, are permitted.

Indigenous vegetation is protected within the plots and removal/pruning of such will need approval by WBHOA and/or a permit from DWAF.

Planting of Indigenous hedgerows, trees & shrubs are recommended.





15.4 Pools

All pools, both in-ground and above ground (portable) pools, require a

waiver from the WBHOA.

In-ground pools may not exceed a capacity of 35 000 litres and they must

be placed within the building platform.

Above ground (including portable) pools may not exceed a capacity of

35 000 litres and must be placed within the building platform. They must not

be visible from the road, neighbouring properties or other public areas.

16 GENERAL

Plumbing pipes and projections must be fully concealed. No exposed pipes are to be visible from roadways or neighbours.

Radio/TV aerials, outdoor radio systems or satellite TV dishes may not protrude above roof height and must be positioned as unobtrusively as possible. These must be painted in the same colour as the relevant roof or walls.

Solar heating panels must be flush with roof and not be visible from the road or neighbours. All geysers to be hidden.

All unsightly objects i.e. dust bins, refuse containers, wash lines and storage areas, pet accommodation / kennels must not be visible from roads, parklands, nature areas or other plots.

No caravans or boats (on or off trailers), shall be parked within the housing development (Phases 1 & 2). These should be parked in the "Boat Yard" which is indicated on the Site Map in Section 12 (Maps).

No free-standing House Signs (names / numbers) are permitted, other than the standard House Number tiles as approved by the WBHOA. A discreet House Name plaque may be fixed to the wall of the house.

As the development is reliant on it's own water supply, the installation of a "water tank(s)" is highly recommended for collecting rainwater. Where possible tanks should be placed underground or under decks.

Exposed tanks should not be visible from the road or neighbouring properties and they must be painted the same colour as the house.

17 PROCEDURE

17.1 WBHOA approval of Architects

The WBHOA does not wish to prescribe to owners which architect or draughtsman to use, however such architect / draughtsman must:

meet the professional criteria laid down by the Knysna Municipality and the SA Council for the Architectural Profession.

be acceptable to the Architectural Committee of the WBHOA.

be fully appraised of and bound by the terms of the Architectural Design manual and all other relevant terms and conditions that apply to building projects on the estate (as defined in the WBHOA Green Contract)

personally visit the site prior to the drawing of concept sketches or plans.

17.2 WBHOA approval of Contractor

To ensure compliance with the conditions of this Design Manual, the selected Contractor must be approved by the WBHOA. Such approval will require proof that the Contractor has read and understands the terms of this Design Manual and the WBHOA Green Contract. Owner-builders are not permitted.

The appointment of a contractor should not be finalised before approval has been obtained from the WBHOA.

Note: It is the responsibility of the owner to ensure that his/her selected architect / draughtsman / contractor is fully aware of such





terms and conditions, as well as any amendments that may be made to same from time to time.

17.3 Approval by the Project Architect

Preliminary sketch plans of buildings must be submitted to and approved by the Project Architect and the WBHOA before working drawings are commenced.

Drawings must be to scale with materials, colours, boundary conditions and preliminary landscape proposals indicated (including height, accurate contours and levels).

To avoid unnecessary misunderstandings between client, architect and project architect (PA), conceptual sketches should, as far as is possible, be presented by the architect to the PA prior to presentation to the client. The WBHOA and PA reserve the right to request any changes in design or site layout that in their opinion is required for the plans to conform with the Design Manual.

17.4 Formal Submission

Working Drawings bearing the signature and stamp of the PA must be submitted to the WBHOA for final approval and their signature and stamp prior to submission to the local authority. A copy of the working drawing approved by the Knysna Municipality must be lodged with the WBHOA. Drawings must include clear site information showing a maximum disturbed area of 400 square metres (footprint indicated on site plan). Proposed amendments to the footprint require the original footprint plus the proposed amended footprint to be indicated.

17.5 Designated Representative / Site Meetings

The WBHOA board member responsible for the Architectural sub-committee and the PA shall have access to the site at all times to facilitate monitoring of building operations for compliance with this Architectural Design Manual. The said process will require a minimum of four or five site

meetings (depending on number of floors) with the PA, as detailed opposite. Where relevant the owner (or his agent) is to provide the PA with a certificate from a registered Land Surveyor that the identified conditions have been met, which are:

17.5.1 First Site Meeting - That the pegged house is as per the site plan

as shown in the formally approved working drawings with specific confirmation that it fits within the designated building platform, that the level of the ground floor peg is on the designated contour and that any retaining walls will meet the specifications as defined by the contract engineer (surveyor's certificate required).

17.5.2 Second Site Meeting (if applicable) - That the completed basement floor level is as shown in the formally approved working drawings (surveyor's certificate required), and that any retaining walls meet (or will meet) the specifications as defined by the contract engineer.

17.5.3 Third Site Meeting - That the completed ground floor level is as

shown in the formally approved working drawings (surveyor's certificate required), and that any retaining walls meet (or will meet) the specifications as defined by the contract engineer.

17.5.4 Fourth Site Meeting

That the roof conforms with the colour and maximum height restriction as laid down in this Architectural Design manual (surveyor's certificate required), and that any retaining walls meet the specifications as defined by the contract engineer.

That the exterior wall and trim paint samples (as applied to sample sections) conform with the permissible paint colours as laid down in this Architectural Design Manual.

17.5.5 Fifth Site Meeting – That the connection to the services are as per the plan and that compliant meters have been installed and are working. Final project sign-off.

The cost of obtaining the relevant certificates above will be borne by the owner.





17.6 Waivers

The WBHOA may approve fully motivated waivers under special conditions but consultants must motivate such waivers. All local authority and project architect scrutiny fees are for the account of the plot owner.

18 PAINT COLOURS Samples of the permissible exterior paint colours listed below are available on request from the HOA. These are also on display at ALL-KOTE, Knysna Industria. 18.1 EXTERIOR WALL PAINT There are eight permissible colours for the painting of exterior walls, based on the MIDAS “Fresco” range. These are:

MG 3304A Atlantic Beach MG 3310 Paternoster Sand MG 3311 Lion's Head MG 3307 String MG 3306 Sandstone MG 3305 Putty MG 3369 Fawn MG 3368 Dirty Straw Should you wish to use a paint other than MIDAS “Fresco” please ensure that the colours match one of the above exactly and that it has a matte, sanded finish. This range of colours is applicable when repainting the exterior of a house. 18.2 TRIM COLOURS

Trim colours should be subdued and colour-compatible with the external wall colours or roof. No primary or bright colours are permissible. Bright White should be avoided.

18.2.1 TRIM is classified as follows

Facias and bargeboards: Colours are restricted to natural wood or as

defined per 18.2 (TRIM COLOURS). White is not permissible. Windows and doors: Colours are restricted to natural wood or as

defined per 18.2 (TRIM COLOURS). Garage doors: Colours restricted to natural wood or as defined per

18.2 (TRIM COLOURS). White is not permissible. Surrounds (windows & doors): Any of the prescribed wall colours or

as defined per 18.2 (TRIM COLOURS). Burglar bars: To be painted black or gun-metal. Shutters: As per windows and doors. Fences: Wooden fences. Colours to be natural, creosote, or green

stain. External posts, columns and balustrades: Colours restricted to

natural wood or as defined per 18.2 (TRIM COLOURS). White is not permissible.

Gutters: White, or matching roof or external wall colours. Downpipes: White or matching external wall colours Roof sheeting: Charcoal.

18.3 APPROVAL OF COLOURS

Before any exterior painting is done, ie. exterior walls, facias, trim etc. "patch" samples of paints to be used are to be applied to a representative surface for approval in-situ by the Project Architect and/or the appointed representative of the WBHOA.

# table of contents page westford bridge 3 summary...

Documents