architectural regulations may 2012

7/31/2019 Architectural Regulations May 2012

1/9

Page 1 of 9Updated May 2012

ARCHITECTURAL REGULATIONS

FORMAT OF GUIDELINES

A General Principles

B Specific Colours, Textures and Materials

C Building Regulations

D Exclusions

E Architectural Panel Conditions and Fees

Please note that the regulations may be adjusted if, in the opinion of the Architectural Review Committee (ARC),

the Developer (Hulett Development Company (Pty) Ltd) and the Brettenwood Homeowners Association (BHOA),

it is felt there is a need to improve the overall appearance of the Estate.


2/9


OVERVIEW

The architectural language of Brettenwood Coastal Estate came about as a result of an intensive process

undertaken by a panel of some of South Africas leading residential architects . This process involved a series of

workshops in which the most suitable architectural principles and planning issues were formulated to maximise

the development potential of Brettenwood Coastal Estate. The architectural guidelines set out in this document

ultimately aim to preserve the natural beauty of the Estate and to promote an architectural language that

blends into the landscape. Such language will aim to negate the boundaries between the natural and the manmade environment.

The architectural principles ensure that houses on the Estate are built to be up-market, luxurious and sensitive

to the natural beauty of each site. Ridge lines are protected and houses are clustered in small villages to bring

about, where possible, some degree of privacy. In this context, it is vital that the architecture of the houses built

on the Estate reflect these principles.

This document is specific to Brettenwood Coastal Estate and outlines aesthetic considerations. This document,

which forms part of the agreement of sale, is contractually binding.

It is however, for the purpose of guidance only and, in addition to any restrictions imposed in terms of the

Conditions of Title, Town Planning Scheme or national or other building regulation and those items specifically

excluded herein or in any of the Annexures, all submissions will be considered on merit. Approval will be at the

absolute discretion of Brettenwood Coastal Estates Architectural Review Committee and the Brettenwood

Coastal Estate Homeowners Association (hereafter referred to as BHOA). It must be noted that whilst a

proposal may comply with the architectural and town planning controls as set out, it must reflect the intended

architectural language of the Estate.

With the correct application of these guidelines, each home owners needs should be met, with the minimum

personal compromise, whilst considering the integrity of the Estate as a whole.

The BHOA reserves the right to refer submissions that it deems to have failed in this respect.

A. GENERAL PRINCIPLESArchitecture that considers the extremes of a sub-tropical climate, whilst embracing the natural beauty and

environmental sensitivity of the site is found in the ideals and principles of the master architect, Frank Lloyd

Wright.

The Wright Style incorporates the following main principles:

1. The integration of the house and the landscape, the inside and outside conceived as oneThis is achieved mainly through the use of an uncluttered open plan, where rooms flow into each other and

out onto sheltered courtyards, patios and outdoor areas. Wright drew his inspiration from nature and the

site upon which he built. As he so famously said, I believe in God, only I spell it Nature

2. Strong horizontal lines with low pitches and cantileversLow pitches encourage and often result in cantilevers and wide roof overhangs. This facilitates the

integration of the building into its landscape. As Wright said, No house should sit on a hill, but rather be of

the hill These roofs and cantilevers also protect the home from natures elements, providing cool shelter

from the sun and protection from the wind and rain. Flexible architectural interpretation means that eitherlow pitched, or a combination of low-pitched and flat roofs can be used to create different feels to suit both

modern and traditional tastes. A common slate coloured roof finish ensures harmony between the lush

green vegetation and various building forms.


3/9


3. Large windows and screensWright believed in maximizing views and enlarging interiors by opening the private areas of a house in order

to optimise light and bring the outside in. Windows should not merely be punctured holes in walls

High level windows are encouraged on public areas, thereby maximizing privacy. This is a perfect

combination for a site with such magnificent views, but within the constraints of a modern secure estate.

4. The use of natural colours and materialsWright believed that colours and materials should reflect their inherent structure and this is what gave a

building its character. The use of slate coloured roofs, stone walls and details, slate tiles, wooden window

frames, doors and decks, natural earthy plaster and paved driveways and roads create visual harmony with

the landscape. Artificial ornaments and adornment is discouraged. The use of water for natural cooling and

screens for ventilation also assist in natural temperature control.

Due to the environmental sensitivity of the site, it is important for the architecture to be in harmony with

the site by adding value not only to the residential dwellings, but also to the local ecosystem.

Further, the architecture has to be in sympathy with the natural aspects of the site, taking in sea views,

forest areas and waterfront vistas. All this is to be done with an architecture that protects homes fromnatures sub-tropical elements of wind, rain and sun.

B. SPECIFIC COLOURS, TEXTURES AND MATERIALS1. Slate Coloured Roofs

Flat profile roof tile Low pitch 17 - 5% Laid on boarding or sheeting Mottled colour within grey/black colour range Modern or Elite tile Natural slate Marley Homestead profile Flat roofs to be covered with grey or black stone chippings, or brown pebbles

2. Windows and Doors Hardwood or aluminium with black, dark brown or dark grey finish Stained dark brown, black or red, or distressed grey Units to be in harmony with the aesthetic emphasis on strong horizontal proportions Doors and windows to be designed as one unit and theme:

No cottage pane (horizontal lines and large panes) No burglar guards (shutters) No standard catalogue windows

Glass to be clear or with sun filter built in No reflection film (rather shutters or blinds) Only grey colour (no blue, green, yellow or mirror) Timber sections to be clean, substantial and with minimum decorative mouldings Special windows:

No circular arch windows No round windows No geometric shaped windows


4/9


3. Earth toned paints and plasters Cementatious paints allowed:

Cem-wash Africote Earthcote

Plascon colours: Light greys Light tans Very light creams predominance of grey, brown or black Grey whites

4. Stone plinths and feature elements Building to be anchored to the ground. All walling below ground floor to be treated as a plinth Finished with:

Ruled plaster joints Rough textured plaster Real stone cladding with:

Mudstone Slate Sandstone Siltstone GraniteColours to match and be in harmony with paint colours

Maximum height of plinth to be 3m or it must be broken up Feature elements such as chimneys, entrances, fin walls, retaining walls, screen walls or slab supports all

in matching stone/wall cladding

No full face-brick house will be allowed. Face-brick only to be used as plinths or as feature elements5. Timber decks, balconies, terraces, pergolas and balustrades

Hardwood decks to be in balu or approved timber Finish being dark brown/black or left to go natural grey Support structures to be designed as aesthetic elements rather than purely structural Decking, balconies and terraces to appear to float with strong emphasis on the horizontal All tiling and finishes to balconies and terraces to be grey; black; tan or off-white, but appear natural as a

material:

Slate Cement Tiles made to look like stone/cement Stone

All pergolas to be in hardwood with finish matching timber decks, doors and windows Design to be in harmony with the house (Form an integral part of the house) Emphasis must be on the horizontal

Balustrades to be primarily in wood, although stainless steel posts, wire and details will be permitted Concrete walls, flower boxes and limited glazed balustrades will be permitted Emphasis on the horizontal and to be in keeping with the architecture

6. Driveways and Roads Concrete pavers in harmony with house colour


5/9


Clay pavers in harmony with house colour Maximum 1:5 slope recommended 1:6 Texture concrete

7. Other Elements Fences (See Fence Protocol)

Wire fence covered with creeper (max 1.5m high)

Hedges (max 1.5m high) (See hedge species) Stonework (max 1.0m high)

Gates Timber

TV Aerials, Dishes Not visible

Fire Work Boxed and ducted Not visible

Air Conditioners/Geysers Screened and hidden from view

Pool Fence Timber, hedge or stone Gate timber

Play Pens / Yards / Gardens Natural timber only Stone walls Hedges

Garden Ornaments Pools: Part of House Architecture Ponds: Part of House Architecture Fountains: Part of House Architecture Gazebos: Part of House Architecture Pergolas: Part of House Architecture Carports: Part of House Architecture

Washing Lines / Refuse Bins / Dog Kennels, etc. Not visible

Boats / Caravans / Golf Carts / Trailers Must be in garages and screened from view Not visible

Swimming Pools All swimming pools must be secured in terms of the National Building Regulations and Local

Authority requirements

It is the responsibility of owners to ensure that swimming pools, Jacuzzis, ponds and waterfeatures are safe for children

Pumps and filtration systems must be screened All screens to be approved by the BHOA Portable or temporary swimming pools, visible Jacuzzis and spa baths are not permitted

Street Address and Signage All sites must have ERF number displayed during preconstruction and construction phases


6/9


The street address number must be installed on completion of construction and prior tooccupation of the house

All street numbers and signage details must be submitted to BHOA for approval prior toinstallation for detailing the materials, size, position and colour

All sites must have a street address number displayed, which must be clearly visible andreadable from the road

Air Conditioning Plant All air conditioning plant and equipment to be positioned out of sight or alternatively screened

in an appropriate manner and must be approved by the BHOA

Consideration is to be given to neighbouring properties when positioning such plan, i.e. noisepollution, aesthetic appearance or offensive to neighbours

Local Authorities and National Building Regulations (NBR) All structures are to comply with the rules and regulations of the Local Authority All drawings to conform to NBR All drawings to be approved in principle by BHOA

Exterior Lighting The position & wattage of exterior lighting is to be shown on drawings & approved by the BHOA

8. Building Regulations Height Restrictions

All buildings to be constructed in terms of the Developmental Tribunal Authority (DFA) approvals, viz;

Single Storey no more than 4 metres above natural ground level measured at any point alongthe building

Two Storeys no more than 7.6 metres above natural ground level measured at any point alongthe building

Three Storeys (Restricted to Erven 107, 108 and 141) no more than 10.6 metres above naturalground level measured at any point along the building

Natural Ground Level and Height Restriction line must be shown on all drawings. When showingthe NGL on elevation drawings, it must be the NGL relevant to that particular elevation.

Building Lines Building lines shall be 5 metres along any road frontage Side and rear spaces shall be 3 metres Relaxation of building lines, side and rear spaces and height shall be at the discretion of the

BHOA Architectural Review Committee and the Local Authority

House Size Houses must be a minimum of 150m excluding garage/s

Plan Passing RegulationsPrior to the submission to the Local Authority building plans must be approved in principle by the

Brettenwood Homeowners Association through the Architectural Review Committee. It must be noted

that the KwaDukuza Municipality is the relevant enforcement authority and that;

a. The provisions of the National Building Regulations and Building Standards Act 1977 (Act No 103of 1977) and any other law that governs the erection of buildings within the land development

area shall continue to apply to the land development area.

b. The KwaDukuza Municipality Bylaws and Umhlali Beach Town Planning Scheme shall continue toapply to the land development area.

c. National Home Builders Registration Council Building Regulations shall continue to apply to theland development area.


7/9


C. EXCLUSIONSDoor and Windows

PVC Windows Tinted glass/mirror glass External burglar proofing Timber look-alike finish to aluminium Speculative window and door sections Arched, round, triangular or multi-sided windows Dome roof lights, pyramid roof lightsColour paints and plaster

Spanish plaster Bright colours Yellows , greens and pinks Gaudy finishes Decorative mouldings and ornamental piecesRoof Tiles, Roofs

Sheeted roofs exposed FC Tiles Bituthene roofs Multi-coloured slate and roof tilesStone Plinths / Feature Elements

Ornamental columns Ornamental niches Unrealistic pseudo stone cladding and spanning of openings Pipe chimneys Ornamental chimneysTimber Decks, Balconies, Terraces, Pergolas, Balustrades

Coloured and reflective glass balustrades Ornamental very decorative balustrades A/c or resin concrete balustrades Aluminium other than black, dark green, grey, white or brown Precast concrete ornamental balustrades A/c decks and pergolas Aluminium awnings Canvas awnings Shade cloth Fibre glass, polycarbonate translucent or coloured sheeting Pole and lathes pergolas and balustradesDriveways and Roads

Tar Plain concrete


8/9


Other

Portable or temporary swimming pools that are above the ground Garden gnomes or any other ornament or statues not approved by BHOA Shaded carport Tinted glass, mirror glass, reflective materials Glass blocks or Breeze blocks

D. ARCHITECTURAL PANEL CONDITIONS AND FEESIn line with Paragraph 14.8 of the Conditions of Sale, an Annexure to the Agreement of Sale, only Architects

included on the Architectural Panel are entitled to design homes on Brettenwood Coastal Estate. A list of

the Architects is available on request from the Brettenwood Homeowners Association.

Accreditation

All Panel Architects will be required to abide by the requirements of the Architectural Review Committee

and Brettenwood Homeowners Association rules governing Architects and Contractors and sign an

Accreditation Agreement.

Architects not accredited

Over and above the panel, some clients may have relationships with architects or Architectural Technicians

not on the panel and would therefore like to use them. In order to facilitate the building process on

Brettenwood Coastal Estate, without compromising the development vision of the Estate, the Developer

and the Architectural Review Committee (ARC) has agreed that non-panel Architects can submit their

Curriculum Vitae to the ARC Chairman Adam Watson on [email protected]. If accepted, the

Architect/Architectural Technician and client will be invited to attend an orientation meeting with the

Architectural Review Committee after which they will be required to either become an accredited Architect

or, in the case of an Architectural Technician, have an accredited Architect approve and sign off on their

behalf.

The Developer and the Homeowners Association reserve the right to add or remove Architects from the

approved panel.

Architectural Fees

The Architectural Fees are negotiable with the architects and are as published annually by the South African

Council of the Architectural Profession and governed by the Architectural Profession Act No. 44 of 2000 -

Section 32(4) of the Act. The information is available on line atwww.sacapsa.com

Procedures for Plan Approval for all Architects

A pre-requisite in respect of all architects submitting plan designs for building on Brettenwood Coastal

Estate is that they assume the role of Principal Agent for the total build from design to occupation.

Architectural Review Committee meetings are held on the first Tuesday of every month. Architects must be

present at these meetings to discuss their plans and architectural principles.

An appointment must be scheduled with the Architectural Review Committee at least one week prior to the

scheduled Architectural Review Committee meeting by telephoning Stephanie du Preez on 032 525 4581 or

emailing [email protected].

PROCEDURES FOR ARCHITECTURAL REVIEW COMMITTEE PRESENTATIONSEach plan submission must include a Plan Control Schedule completed by the presenting architect (available

from the Meeting Secretary in electronic format).
mailto:[email protected]://www.sacapsa.com/http://www.sacapsa.com/http://www.sacapsa.com/mailto:[email protected]:[email protected]://www.sacapsa.com/mailto:[email protected]


9/9


Every build project is to include:

Sketch drawings, in 3D format Preliminary 2 D layout Landscape planting plan Final plan for approval in principle by the BHOA prior to submission to Kwa -Dukuza Municipality for

approval

The total cost for the above plan submissions, which covers a maximum of 3 presentations, is R6,000. Anysubmissions, over and above the initial 3, including As-Built plans will attract an additional charge of

R1,000 which will be required to be paid prior to the scheduled meeting.

The amount of R6,000 must be paid to the Brettenwood Homeowners Association by the latest on the

Thursday prior to the first meeting.

Payments can be made by cheque, direct deposit or electronic funds transfer into the following bank

account:

Account: Brettenwood Homeowners Association

Bank: ABSA Bank, Ballito Branch (Code: 632 005)Account No: 4065769409

Use as reference: ARC Owners Name and Erf No.

Commencement to Build

No building will be permitted on the Brettenwood Coastal Estate without municipal approved plans. Should

plan passing be delayed an Early Commencement Letter (ECL) must be obtained from the Kwa-Dukuza

Municipality before the Estate Manager will authorise a site handover.

LANDSCAPING REGULATIONS

All homes fall into a unique eco-zone or biome. Depending on the environmental sensitivity of each site,

each owner will have to plant the required amount of indigenous species of trees and shrubs in their garden.

A planting plan must be submitted within 30 days of the building reaching roof plate height. This willallow both the owner and landscaper the opportunity to correctly ascertain what is required. P.U.D sites

will however still require an initial landscape plan (submitted together with the SDP plan) as well as a

Final Landscape Plan within 30 days of the 1st building reaching roof plate height.

The Architectural Review Committee will make use of an approved environmental consultant who willapprove landscaping drawings and sign offlandscaping as planted plans.

All plans to provide contour information preferably 1m intervals however 2m is acceptable unless thesite is very flat, in which case 5m contours are acceptable. Some identification of storm water disposal.

An elevation showing cut and fill and other earth work requirements, particularly where slopes aresteep.

No occupation certificate will be issued until the as planted plans have been signed off. A list of approved indigenous species for each zone will be presented on transfer of each erf. No trees or shrubs may be removed or cut down without prior consent of the Architectural Review

Committee and the Brettenwood Homeowners Association.

The Developer and Homeowners Association reserve the right to plant up planting servitudes or torectify planting not done in accordance with landscaping regulations and submitted plans. All associated

costs will be for the purchaser.

architectural regulations may 2012

Documents