Jacana Bay Architectural Guidelines

JACANA BAY
RESIDENTIAL ESTATE

H A R T B E E S P O O R T D A M


ARCHITECTURAL GUIDELINES


PREPARED BY:

Arcedc Architects

P.O.Box 1125
Pretoria
0001

Tel : 082 8896 515
Fax : (012) 3719 404



CONTENTS:



ESTATE RULES

1. INTRODUCTION
2. USE OF STREET AND OPEN AREAS
3. MAINTENANCE OF SIDEWALKS
4. DOGS AND OTHER ANIMALS
5. LETTING OF AND RESELLING PROPERTY
6. LEVIES AND GENERAL MATTERS

ARCHITECUTURAL GUIDELINES

7. OBJECTIVES
8. PROCEDURE FOR THE APPROVAL OF BUILDING PLANS
9. TOWN PLANNING CONSTRAINTS
10. ARCHITECTURAL STYLE
11. LANDSCAPE AND PLANTING
12. CONSTRUCTION
13. DEVELOPERS DETAILS
14. CO-ORDINATING ARCHITECTS DETAILS
15. APPENDIX
a. Site Development Plan




ESTATE RULES:

INTRODUCTION

Jacana Bay is a secure housing estate comprising of 48 generously planned stands of varying sizes. (650m2 -1400m2)

The Property is located on the south-eastern banks of Hartbeespoort Dam, near Meerhof Village. Each stand has a gentle north-facing slope and magnificent views of the dam as well as the Magaliesberg mountains beyond.

The Site Development Plan (SDP) is based on ecological design principles and endeavours to create an active natural ecosystem including water collection, lakes, bird-life, and indigenous and water-wise vegetation. It also includes 24-hr monitored security, a perimeter electrical fence, access control and rotating guards. Furthermore a Netcare 911 regional station is located less than 2km from the development.


Please note: The residents are hereby referred to the terms and conditions in the Agreement of Sale which deems to exist between the Seller and the Purchaser that may be applicable by implication or otherwise in terms of these Architectural Guidelines.




USE OF STREET AND OPEN AREAS

A speed limit of 45km/h shall apply. Pedestrians and cyclists have right of way at all times. The use of excessively noisy motorcycles or similar engines is not permitted.

Open spaces are for the benefit of all residents. We expect residents to pick up and dispose of any litter encountered in the open spaces. The use of any motorised vehicles or motor cycles in the open spaces is prohibited. No swimming or fishing is permitted in the lakes. No plants may be removed or planted in the open spaces without the consent of the HOA and the trapping or shooting of birds is highly forbidden. The residents use the open space at their own risk.


MAINTENANCE OF SIDEWALKS

All residents have the responsibility to:

i. Maintain grass verge between road curb and their boundary
ii. Maintain and paint (where necessary) property boundary fencing.
iii. Ensure that all unsightly structures, ie. Wendy houses. Tool sheds, caravans, trailers etc are out of public and neighbours views.
iv. Planting should not interfere with pedestrian traffic or obscure the vision of motorists.


DOGS AND OTHER ANIMALS

Dogs are permitted but residents have the responsibility to ensure that their dogs/other animals are not the cause of disturbance, particularly during sleeping hours. All animals to be contained within the confines of individual properties.

Dogs are permitted into the open spaces only on leash and residents must ensure that:

i. All excretions are collected immediately by the owner.
ii. Other dogs are not interfered with.
iii. Joggers and walkers are not harassed.
iv. Dogs are not interfering with traffic.


LETTING OF AND RESELLING PROPERTY

The following rules to reselling of a property shall apply:
i. Should an owner wish to sell his property by employing an estate agent, an estate agent from a list of Accredited Agents should be selected to manage the sales.
ii. Such agents should operate on a “By Appointment” basis in which case they must personally accompany prospective buyers, and are not allowed to erect any “For Sale” or “Show House” or “Sold” signage boards.
iii. If properties are to be sold over weekends agents must advise the HOA of all particulars by 12h00 on the Tuesday preceding the weekend.
iv. An agent is accredited only after signing an agreement with the HOA stipulating procedures applicable to all sales and letting within the estate.



LEVIES AND GENERAL MATTERS
i. Levies are payable from date of registration of transfer of ownership.
ii. All levies are due and payable in advance on the first day of each and every month.
iii. Interest will be raised on all accounts in arrears.
iv. The Trustees may amend or add to the estate rules from time to time.
v. The Trustees reserve the right to take any action they deem fit in the insistence of a continued contravention of a rule, after expiry of a written notice detailing the contravention.
vi. This document may be amended from time to time to cater for conditions that may not have been foreseen at the time of writing, and the Trustees reserve the right to make such amendments as they deem fit and which shall be binding upon all residents in the estate.


ARCHITECTURAL GUIDELINES:

OBJECTIVES:

The objective of the Architectural Guidelines is to effectively influence the design of individual dwelling units within the development in order to achieve the following:

t To create a sense of aesthetic unity whereby each unit will contribute to the overall character and sense of place that is created within the Development.

t To protect the rights of neighbouring co-owners by avoiding the obstruction of intended views and vistas of each owner and maintaining individual privacy.

t To maintain an exceptionally high standard of design and workmanship in the construction of the Development.

t To achieve a naturally integrated exclusive residential development of quality that will create a secure investment as well as a unique and friendly living environment.

PROCEDURE FOR THE APPROVAL OF BUILDING PLANS:

In order to maintain the above standards, individual designs will be subject to approval of the Developer and his Aesthetics Committee. The Aesthetics Committee will consist of a representative of the Developer, the Co‑ordinating Architect and a resident appointed by the Residents Committee. A scrutiny fee will be payable to the Committee, and a period of fourteen (14) days should be allowed for the process of approval to take place. The scrutiny fee is currently R 1 200,00 (one thousand two hundred rand) until further notice.

All building proposals are further subject to approval by the Chief Building Inspector of Madibeng, which authority shall not consider the plans without an approval stamp, and are to be accompanied by payment of the prescribed application and service connection fees.

Two copies of all scaled drawings (indicating materials, colours and finishing schedules) must be submitted to the Aesthetics Committee (for approval stamp) prior to submission to Madibeng.

All buildings to be erected on stands will be, on completion, subject to an engineering certificate issued by a professional engineer.

TOWNPLANNING CONSTRAINTS:

The restrictions set out below are in addition to conditions of the Title Deed, Town Planning Schemes or National Building Regulations. Notwithstanding compliance with the above, approval of plans at the sole discretion of the Developer's Aesthetics Committee. Approval by the Committee also does not absolve the need to comply with the restrictions imposed by the Local Authorities or National Building Regulations.

Density: one unit per stand.

Floor area ratio: maximum area ratio (bulk) that may be erected on a stand Not to exceed 0,6.

Coverage: Permitted coverage on the site is 50% for single storey and
40% of the area of the stand for double storey units. Minimum dwelling Gross floor area is 200m2.


Height Restriction: Stands 1-17, 28-30, 37 and 38.
Single storey. Maximum roof apex = 5.5m (from average ground level of particular site).

Stands 18 –27, 31-36 and 39-48: Double storey, with the following limits: Max 60% of the ground floor area may be built on the second floor. Maximum roof apex = 8.8m (from average ground level of particular site).

Stands 33-35 and 39-41: Full Double Storey is permitted. Maximum roof apex = 8.5m (from average ground level below apex).


Building Lines: Recent amendments to the Town Planning Scheme enable a greater flexibility with regards to “Building Lines” and are now assessed within the context of each application. The final ruling will be at the discretion of the Chief Building Inspector. However the developers have introduced building lines in order to contain the ‘massing’ of individual dwellings thereby protecting view-lines of the dam for the sites further back in the development and to retain the overall ambience of the development.

Construction Building Lines are as follows: (Refer Site Layout Plan MX1/002).

Stand 1: 5,0m building line from northern boundary, 0.0m setback on west boundary and 2.0m from east and southern boundaries.

Stands 2-17: 5,0m building line from northern boundary, 0.0m on southern boundary and 2.0m from other internal side boundaries.

Stand 18: 5,0 m building line from northern boundary, 2.0m from eastern boundary, 0.0m from southern boundary and 2.0m from internal west boundary.

Stands 19-22: 2.0m building line from east boundary, 5.0m from west boundaries and 2m from other boundaries.

Stand 23: 2.0m building line from east boundary, 0.0m on south and north boundaries and 2m from west boundary.

Stands 24 –27: 0.0m building line on southern boundary and 2.0m on all other boundaries.

Stands 28-29: 2.0m building lines on all boundaries.

Stand 30: 2.0m building lines on west boundary, 0.0m on all other boundaries.

Stand 31: 0.0m building lines on north boundaries, 2.0m on all other boundaries.

Stand 32: 0.0m building lines on all boundaries.

Stands 33-34: 0.0m building lines on south boundary, 2.0m on all other boundaries.
Stand 35: 5.0m building lines on north, 0.0m on south and 2.0m on side boundaries.

Stand 36: 0.0m building lineS on all other boundaries.

Stand 37: 2.0m building lines on east and west boundary, 0.0m on all other boundaries.

Stand 38: 2.0m building line on east boundary, 0.0m on all other boundaries.

Stands 39 - 46: 0.0 m building line from south boundary and 2.0m from all side boundaries.

Stand 47: 2.0m building line on north and east boundaries, 0.0m on other boundaries.

Stand 48: 2.0m building line on north and south boundaries, 0.0m on other boundaries.

Special consent for any relaxation on these building lines is to be obtained from the Aesthetics Committee, as well as from the Local Authority. Applications for relaxation of side building lines will only be supported by the Aesthetics Committee, with the consent of the neighbouring owner(s) of the affected Properties.
Green Belt Servitude/ Body corporate land: (Ref. SDP)

All land not included in individual stands will be deemed to be ‘Common area’ and is solely for landscaping purposes, no structure may be built on this area.

Yard walls and fencing of stands:
The use of fences and yards are to be limited to an area of approximately 4mx5m and must be concealed and on the southern or south-western sides of the dwelling, or internalised in a courtyard. No yard walls higher than 1.8m will be permitted.

Low garden walls are optional but not recommended. Natural stone, timber and reed screens are encouraged rather than large expanses of wall.


ARCHITECTURAL STYLE:

The overall design concept intends to promote a vibrant homogeneous environment but with adequate variation and individual expression - A high quality nature-orientated lifestyle!

Broadly termed the style could be called ‘Indonesian/ contemporary African. – A style that has evolved in response to the local climate together with market dynamics. It is a ‘language’ of hipped-roofs with apex vents and large overhangs, covered stoeps, timber columns and exposed timber beams with robust detailing, and natural colours throughout) - A (life)style of easy indoor/ outdoor living with modest and efficient plans that maximize the potential of each site.

The gatehouse perspective illustrates the general feel of walls and roof-scapes intended.

Plan Forms and Appearance:

Plan forms are to be rational, predominantly rectangular or composed of simple rectangular or square interlocking-forms. North-facing stoeps and patios or wrap-around verandas are encouraged. Timber decks are also encouraged – preferably hardwood timber such as Balau or Rhodesian teak.

Softer (Rounded) plan elements such as bathrooms are not discouraged provided they are constructed from natural stone or used to accentuate entrance features etc.
All 45 degree walls are discouraged. Overlapping walls with recesses are encouraged.

External walls are to be constructed of one of the following materials:

t Natural stone or natural stone cladding on masonry walls.
t Smooth, rough-cast or bagged plaster.
t All painted walls within specified colour range- to the approval of the Aesthetics Committee. (See range of colours).
t Artificial rock or cladding products will only be permitted after careful investigation, and only with the written approval of the Aesthetics Committee.
t Log home structures will not be permitted but timber clad walls /fences are encouraged pending architectural detailing and Aesthetics Committee approval
t Very low natural stone or natural coloured boundary walls are encouraged.

Windows and doors:

Windows are to be timber‑framed, with a horizontal proportion. Large openings will be encouraged towards the view-areas, keeping in mind sun-protection with large roof eaves, verandas and pergolas. Smaller openings may be of different proportions, as detailed.

We recommend that windows should be fitted with boarded or louvered shutters constructed of hardwood timber and should be varnished, oiled or painted.

Because there will be monitored security of the total Development, the use of burglar bars is discouraged. If required, however, burglar bars will be permitted on the insides of windows only.

Fly-screening is optional but must be integral to the window / door opening design.

Doors shall be of traditional proportions for single or double doors, and must be varnished, oiled or painted timber. Doors may also be fitted with shutters as described before, if required.

Garage doors may not exceed 2500mm in width, and should be of timber planking. No square or rectangular panelled doors will be permitted. Only two doors may be positioned side by side, and doors must be separated by a 350mm masonry pier.

Handrails and balustrades:

Handrails are to be constructed of Timber hardwood. All handrails will be Varnished, and fixed in such a way that no unsightly rust‑marks are left on surrounding surfaces.

Roofs:

Roofs are to be predominantly tile/ shingle pitched roofs, in combination with small sections of flat concrete roofs where required. Concrete roofs should not exceed 25% of the total roof area.

Pitched roofs are to be between 17-45 degree angle with concrete, clay tiles or shingles. The colour of roof tiles is to be a blend of colours to the approval of the Aesthetics Committee. Extended overhangs are encouraged. Thatch is not permitted.

Gable ends should remain simple and treated with verge tiles. Roof hips are encouraged with apex venting detail. (Refer Karoo Home).

Flat concrete roofs, where forming part of upper level patios are to not to have exposed waterproofing. Ie They are to be covered with hollow tiles or pebbles or similar.

Gutters and down‑pipes are permitted only where it forms a practical water curtain problem and must be integral to the roof eaves design and colouring.

Chimneys:

Chimneys are to be constructed of natural stone or coloured plastered brickwork, with copings as per detail to follow. Jetmaster type chimneys with rotating or fixed cowls are also permitted.


Covered Terraces and Awnings:

Large undercover patios and verandas are encouraged. Fly-screening permitted on external walls pending detail approval. No fixed or aluminium, plastic or metal awnings, screens or coverings of any sort will be permitted.

Pegolas:

Pergolas and external timber‑work to be Varnished timber or Tanalith treated poles. Pergolas not to be constructed entirely from steel but slender steel columns will be considered.

Pergolas may be covered with timber slats, ‘latte’ or bamboo. Translucent plastic sheeting is not permitted if visible from above or below. It is encouraged that pergolas be covered with indigenous creepers/ seasonal growth.



Paving:

Site paving from the road to the front of the house or garage to be natural clay brick or concrete cobble. Big-blocks in natural colours are also encouraged for pathways and landscaping.

Adequate paving to be installed around the perimeter of each dwelling to control the discharge of storm‑water from the roof overhangs. (Where gutters are not present).

Outbuildings and Kitchen Yards:

All dwellings must have an enclosed drying yard, completely enclosed with walls high enough to provide adequate screening from neighbouring owners.

Fencing and Boundary Walls:

Properties are not to be fenced in and boundary walls are not encouraged. Should the owner require an enclosed area for the control of small pets or for any other reason, low level boundary walls will be permitted. Should added privacy be required, small portions of wall (preferably natural stone) and vegetative hedges will be considered. The height of any boundary treatment is restricted to 1,5m. It is to be noted that the approval of boundary enclosures is to be approved at the sole discretion of the Aesthetics Committee.

No palisade fencing will be permitted internally in the development.

All walls around parking areas, service yards etc. are to be constructed of natural stone, timber or well maintained reed screens.

Unit Identification:

A standard identification number for each unit will be displayed in an obvious position to the approval of the Aesthetics Committee.

Development Layout:

Care should be taken in individual designs to ensure that sufficient visitors parking exists behind garages, to avoid parking of vehicles inside the road reserve. (Garage to be minimum 5.5m from boundary).

Soil and Waste Pipes:

All Soil and waste pipes are to be concealed and should not be visible from beyond the site perimeter.

Utilities:

T.V. Aerials are to be contained within the roof space where possible.

Solar panels to be flush with the roof, and preferably mounted so as to be as inconspicuous as possible.

Satellite dishes to be erected in an inconspicuous location and painted in natural colours to blend with its mounting.

No visible air‑conditioning units will be permitted.

Services:

A piped freshwater reticulation network will be provided with individual stand connections and provision for fire protection.

Stormwater is collected on internal roads and is guided into the lake system and retention ponds. Excess water discharges directly into the Hartbeespoort dam.

All stands will be connected to a piped sewerage reticulation system (at the lower end of each property), which will be connected to the local sewer network.

Electricity supply, data and telephone cables and connections will be provided to each stand. High-speed Internet options will be available. The project has allowed for 3 phase power to be supplied to primary distribution points. (This will significantly reduce the cost of upgrade to 3 phase power should it be necessary for any purchaser).

LANDSCAPE AND PLANTING:

Only indigenous plant species will be permitted. Plants should be selected from a plant‑list which will be available from the site office. Trees are to be carefully selected and positioned to minimise the obstruction of views of neighbouring owners. The service of an approved Landscaping Consultant is encouraged.

It must be noted that although the site benefits from an almost sub-tropical climate for most of the year an occasional winter frost will destroy more tender plant species.

Each owner shall be responsible for the landscaping and maintenance of the sidewalk adjacent his property. If the owner neglects maintenance of his sidewalk, the Developer will execute the required work, and charge the owners for such work.
Open spaces and lakes will be landscaped by the Developer, and maintained by the Home Owner's Association. Primarily water-wise plants will be planted but a sprinkler system will be installed to maintain certain parts of the common areas. Water for landscaping will be supplied by means of a pump and existing borehole and in unison with the retention pond (lakes) system.

CONSTRUCTION:

On receipt of the Local Authorities approval of building plans, applicants may proceed with the construction of the building in accordance with the building bylaws, Standard Building Regulations and the approved building plans, and after completing the security procedures required for each builder.

A refundable sidewalk deposit of R 5000‑00 (five thousand rand) shall be paid by each applicant upon submission of his detailed working drawings to the Committee, to cover the costs of re‑instating the public sidewalks, where the owner or building contractor may fail to:

* Replant grass and/or trees damaged or destroyed during the building operation
* Remove rubble or rubbish left on the sidewalk or adjoining vacant stands.

Owners are requested to ensure that building operations are organised so as to minimise the unsightly dumping of material on the sidewalk.
The sidewalk deposit (or un‑used portion thereof) will be refunded to the applicant, upon request, after completion of the building construction, and after receipt of the Committee of a certificate from the Architect or person who prepared the plans confirming that the house (as built) is in accordance with the plans as approved by the Committee.


DEVELOPER CONTACT DETAILS:

Erf 27 Erand (Pty)Ltd
PO BOX 1125
PRETORIA
0001

Contact Person: Robin Vorster -
Cell: 083 281 5507.
Fax: 021‑ 761 1974
E‑Mail: hakahana@icon.co.za



CO‑ORDINATING ARCHITECTS CONTACT DETAILS:

ARXUS Architects have been appointed as the co-ordinating architects for the development.
Arxus Architects
P.O.Box 1125
Pretoria
0001

Contact Person: Johan Vorster -
Cell: 082 8896 515.
Fax : (012) 3719 404
E‑Mail: arxus@icon.co.za


APPENDIX
SITE DEVELOPMENT PLAN (DWG: MX1/001).