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Rietvlei Ridge Country Estate
ARCHITECTURAL DESIGN GUIDELINES
COMPILED JULY 2004
(FIFTH REVISION JANUARY 2017)
Contents
1. INTRODUCTION ........................................................................................................... 1
2. TOWN PLANNING CONTROLS ..................................................................................... 5
3. TREATMENT OF STAND BOUNDARIES ........................................................................ 7
4. BUILDING DESIGN GUIDELINES ................................................................................... 9
5. APPROVED BUILDING MATERIALS AND DESIGN STYLES ........................................... 11
6. PROHIBITED BUILDING MATERIALS .......................................................................... 18
7. CONSTRUCTION ACTIVITIES ...................................................................................... 19
8. UPKEEPAND RENOVATION OF EXISTING PROPERTIES .............................................. 19
9. GENERAL INFORMATION AND USEFULL TIPS ........................................................... 20
10. BUILDING PLAN SUBMISSION ................................................................................... 21
11. FINAL AESTHETIC INSPECTION: ................................................................................. 23
13. CERTIFICATE OF OCCUPANCY ................................................................................... 24
13. TERMS & CONDICTIONS ............................................................................................ 25
14. ACKNOWLEDGEMENT OF BUILDING GUIDELINES .................................................... 26
ACCEPTANCE OF BUILDING GUIDELINES AND .................................................................. 27
RULES AND REGULATIONS ................................................................................................ 27
ANNEXURE A: 2017 Aesthetic Submission dates .............................................................. 29
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1. INTRODUCTION
Owners and occupiers of properties in Rietvlei Ridge Country Estate enjoy a unique country lifestyle
in the city and the privilege of living next to a nature reserve. Estate living does however call for
certain restraints and owners and occupiers must at all times consider the rights and privileges of
other owners and occupiers. The Estate Rules and Guidelines are for the protection and
reinforcement of the lifestyle and your capital investment. The Home Owners Association (“HOA”)
would like to urge you to familiarise yourself with the relevant rules and regulations as well as the
guidelines. When investing in the Estate you have agreed to adhere and comply with the Estates
rules. All owners, occupiers and entrants to the Estate are obliged to comply with these Estate rules.
Please take note that Rietvlei Ridge Country Estate is a residential Estate and no business activities
are permitted.
The Rietvlei Ridge Home Owners Association (“HOA”) reserves the right to alter or amend these
guidelines as the need arises.
1.1 The purpose of these designs guidelines is to maintain a uniform architectural protocol
for the estate, an important function in protecting the collective identity and
commercial value of the estate. While containing firm restrictions it does allow for and
encourages individual creativity within a unity of materials and finishes ensuring that
the overall development harmonizes and creates a balanced lifestyle for all residents.
The design and architectural style of the Estate is American Colonial.
Architectural guidelines have been drawn up as far as the use of materials, the
treatment of boundaries and the landscaping is concerned. The following architectural
designs will NOT be accepted: (i) Tuscan or any Tuscan “look alike” designs, (ii)
Modern; (iii) Contemporary or (iv) Mediterranean.
It is up to the individual architect/draftsman to contribute to the successful execution
of the Estates aim. Plan approval is only valid for a 1 year period after stamp date of
the City of Tshwane. After such a period plans must be resubmitted for approval and
must adhere to the update/revised guidelines at the point in time. No additions or
part of the plan will be permitted to be built after Occupancy and Aesthetic
Certificates were obtained. Any alterations must be approved by the HOA.
The onus of compliance to these guidelines rests on the property owner and his/her
architect/draftsman. New owners will acknowledge receipt of such guidelines in
writing when transfer of the property is approved by the HOA. PLEASE NOTE that
non-adherence to these guidelines will put the owner at risk of penalties the inability
of the HOA to authorise building plans or occupancy certificates. Details follow below
in this document.
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1.2 Important contact details when designing, building and living in the Estate:
1.2.1 Aesthetic Committee
The HOA has a standing Aesthetics Committee that serves as the authority for all
aspects related to building guidelines. (Please note that this represents a procedural
change from 1 January 2017 when the former services of Orbic Architects were
terminated in favour of a more streamlined process.) Applications and all questions
can be directed to [email protected]. Please allow 5 business days for a
response.
1.2.3 Managing Agent
The appointed Management Agent for the Estate is Pretor Group.
Address: River Falls Office Park, 262 Rose Ave, Pretoria, 0157
Phone: (012) 001 9000
1.2.4 Estate Manager
If you are not sure who to contact with your request and/or any queries, please direct
it to the Estate Manager ([email protected])
1.3 There are several important notices to consider when designing, building and the
finale occupation of your residence:
Notice 1: Building Penalties was enforced as off 1 September 2014. A penalty double
the value of the monthly levy is payable until construction begins, also refer to as
“breaking ground”.
In order to reduce inconvenience to neighbours as well as unsightliness, construction
must proceed without lengthy interruptions and handled in such a way that the end of
each phase should be aesthetically acceptable to the HOA. Once building work has
commenced, it must be completed within a twelve (12) months period. Should you
require a longer building period of twelve (12) months, please contact the HOA and
make the necessary arrangements. Failing to do so can result in building penalties. The
penalty will be a minimum of R5 000 and will be charged on a monthly basis until such
time that the residents can apply for a Certificate of Occupancy by the City of Tshwane
and an Aesthetic Certificate. If construction is not finalised twenty four (24) months
after work has commenced, a penalty fee equal to the building deposit of R10,000 will
be payable per month. The HOA reserves the right to asses each case on merit and
waive or enforce the penalty.
No building activities will be allowed on the stand without approved building plans by
the Aesthetic Committee as well as City of Tshwane
New Stand Owners: With reference to Building Penalties as from 1 February 2017,
should a new owner (second transfer owner) buy a stand from a previous owner (first
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transfer owner), the new owner will be liable for double levies 12 months after date
of registration into his/her name if an architectural plan that is approved and stamped
by the HOA’s Aesthetics committee and the local municipality is not submitted to the
HOA and construction on the stand haven’t started.
Automatic reduction of levies will not take place. The onus is on the Stand Owner to
notify the HOA and Pretor.
Notice 2: Some existing properties deviate from the current guidelines. This is due to
previous (now discarded) guidelines before September 2013 and November 2016. All
house plan submissions after this date must be designed according to the new
regulations, including renovations. The HOA have a no tolerance policy against Home
Owners not adhering to the design guidelines or building according to the approved
building plans. The HOA will not hesitate to obtain a Desist Order for the
demolishment or dismantling of any building work done that is not in line with the
guidelines. All cost involved with such an order will be for the account of the Owner.
The HOA reserve the right to request that all building work on site to be stop should
they notice that the construction is not according to the approved plans.
Notice 3: Before appointing an architect/ draftsman you must obtain a copy of the
individual’s SACAP registration and submit it to Aesthetic Committee. The person
designing the house must be the legal holder of the SACAP registration. The HOA
reserves the right to refuse submission from an architect/draftsman that is not
approved by the Estate or illegally making use of another individual’s SACAP
registration or both. Please take note there is a list of Architects that the Estate will
not accept plans from.
Notice 4: Before appointing a builder/contractor/project manager you must obtain a
copy of the NHBRC certificate and forward it to the HOA to ensure that you make use
of an approved builder/project manager. The HOA reserve the right to refuse access
to any builder/contractor/project managers that is not preapproved or isn’t the
legal holder of a NHBRC certificate or both. A copy of your enrolment certificate must
be onsite at all times as the Estate does receive sporadic spot checks by the NHBRC.
Please take note that your enrolment certificate is only valid for one year. There are
several individuals that are currently banned from the Estate due to various reasons.
Please take note that the Estate is a private Estate and the HOA does have the right to
refuse access to these individuals.
Notice 5: All contractors, service providers, builders, project managers etc.
(collectively referred to as Builders) are not allowed to roam the Estate. If access to
the Estate was granted to a specific stand/residence number and Security or the
Estate Manager finds them anywhere else, they will be immediately escorted out of
the Estate. This includes driving around the Estate. If your Builder is not on the site
that access was granted to, he/she will be asked to leave the Estate immediately and
will be banned from the Estate never to return again. People scouting the Estate place
all residents at risk. Given that these Builders do have “free access”, the HOA will
impose a no tolerance policy. Any Builders imposing a threat to any of the residents
will be banned from the Estate. Please make sure that you do communicate it to your
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Builder. The onus is on both the Owner and appointed Builder to familiarise
themselves with the Guidelines, Rules and Regulations and Contractors Policy of the
Estate. The HOA will not hesitate to take the necessary legal action, should any Owner
or other person in possession of an access tag, provide illegal access to individuals that
were banned from the Estate.
Notice 6: The HOA does not allow any person, including Owners and Tenants, to move
into a newly built house without obtaining a Certificate of Occupancy of the City of
Tshwane. We do understand that during the building process, changes of materials or
layout to the approved building plan do happen. We urge you to obtain approval from
the HOA before continuing with building should any such changes occur during the
construction process. If it is brought under the attention of the HOA, they reserve the
right to immediately stop all building activities until such time that it is rectified or
new plans in line with the guidelines have been submitted. If you fail to do so, the
HOA will obtain a Desist Order. Please see Section 10 on the resubmission of amended
plans.
In the event where you move in without the permission of the HOA or obtaining the
necessary certificates an Eviction order will be obtained. All legal cost will be for the
account of the Owner. Please see Section 11 for the obtaining of Aesthetics
Certificate.
Notice 7: Stand Owners are not permitted to use their stands as temporary storage
space. Sheds, building materials, heavy duty vehicles etc. is not allowed to be on the
Stand before approved council plans have been obtained and the building deposit is
paid.
Notice 8: As from 15 February 2015 a building deposit of R10 000 will be payable. The
same account details and reference number should be used as per your monthly levy
statement of the Estate. Proof of payment must be provided to the Estate Manager
and Aesthetics Committee before submitting your plans for approval. No plans will be
accepted if any levies or other fees are outstanding.
Should the Owner , Builder or any Sub-Contractor cause any damage to the Estate,
such as but not limited to, roads, curbs, street lights, entrance booms, drainage,
boundary walls etc. the HOA reserves the right not to refund the building deposit. If an
Aesthetic Certificate is not obtained after 3 month of moving in, the HOA reserves the
right not to refund the building deposit. The HOA can also use the building deposit for,
but not limited to: complete landscaping of the property, obscure windows, enclose
illegal balconies, remove building rubble, remove wooden pergolas or any other illegal
or prohibited materials.
Notice 9: After moving in and obtaining the necessary certificates, the HOA would like
to remind all residents that they still need to adhere to the building guidelines and
that the relevant penalties will be enforced, should they make any changes to their
property without the necessary consent.
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1.4 The design of the dwelling unit and the entire stand must show sensitivity to the
privacy of your neighbours. See Section 2 & 4 for more details.
1.5 The materials used in the Estate focus on low maintenance and durability over time.
Please see Section 5 for more details.
1.6 No stand (“erf”) shall be subdivided or rezoned. No exception will be made.
1.7 Stands where the contours fall in excess of three (3) meter across the site, will be
allowed to build the house on top of exposed pylons. The pylons are to be designed in
an aesthetically appealing manner and must not deter from the amenities of the
neighbouring properties. Approval for raised designs and materials must first be
obtained from the HOA. It is advisable for stands 19, 29 and 30 to consider a pylon
design.
1.8 Multiple stand owners in the Estate are not permitted to use the same architectural
drawings more than once. Each house must be unique in architectural design and
layout. No look-a-like designs by the same owner will be accepted. It is important to
maintain the economic value of the individual stands in the Estate and to avoid the
look and feel of complex living.
1.8 When selling a property or stand in the Estate, it is the responsibility of the seller to
inform the potential buyer of the Estate’s Aesthetic Building Guidelines, rules and
regulations. Please take note that the HOA will not be held responsible for any miss
presentation by the seller to the buyer. No exceptions will be made or special
permission will be given to build another design style.
1.9 Each sectional title complex in the Estate has their own rules and regulations
pertaining building and renovation guidelines. Please adhere to these rules and
regulations and contact your individual Body Corporate/ Home Owners Association for
guidance.
2. TOWN PLANNING CONTROLS
The following town planning control measures shall apply, and remain fully subject to final
approval by the local authority and the associated development control measures as
indicated in the Conditions of Establishment. Before designing your house, please obtain a
copy of your title deed and familiarise yourself with any servitude conditions that might be
applicable to your stand. Also contact the local council to establish if any other servitude is
applicable to your stand before submitting your plans. The HOA will not be held accountable
for any delays in the planning and submission process.
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2.1 Coverage
2.1.1 Maximum dwellings per
erf
One (except where indicated otherwise as per title deed)
2.1.2 Maximum height All erven in the Estate shall be restricted to 2 storeys
(excluding roof) and 7 meter wall height from natural
ground level to wall plate height.
If you choose to build a loft (see point 2.1.7 for the
definition of loft) the 1 meter wall height should be
included in the overall wall height of 7 meter.
2.1.3 Single storey dwellings Rietvlei Ridge
Maximum coverage allowed will be 40%. An additional
10% may be allowed by the City of Tshwane Metropolitan
Municipality in accordance with the applicable Town
planning scheme. The HOA will not be held accountable if
your plans are rejected by the council for exceeding the
maximum cover.
2.1.4 Double storey dwellings Rietvlei Ridge
The ground floor coverage of double storey dwellings shall
not exceed 40% of the area of the stand. An additional
10% may be allowed by the City of Tshwane Metropolitan
Municipality in accordance with the applicable Town
planning scheme. The first floor level shall not exceed 70%
of the ground floor area. This includes covered balconies
and any other open areas on the second floor.
2.1.5 Minimum size The houses, excluding any outbuildings, such as garages,
storage, patio’s and staff rooms, should not be less than
200m². No exception will be made on the minimum size of
the dwelling. It is important for the HOA to protect the
economic growth and value of the individual stands in the
Estate.
2.1.6 Sectional title stands The number of units allowed will be as indicated on the
general site plan and specified on the deed of sale. The
minimum sizes will be 100m² excluding the garages.
2.1.7 Loft A loft room shall not exceed 25% of the floor level directly
below it. A loft room is defined as a room situated in the
roof of the design. The wall height of the loft will not
exceed one (1) meter from Floor level to wall plate level
or the underside of the roof rafter. The overall maximum
wall height of 7 meters from natural ground level may
only be exceeded by the roof structure and chimneys as
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required by the national building regulations.
2.2 Building Lines
2.2.1 Single storey dwellings Street boundaries 5m
Side boundaries 2.25m
Back boundaries 3m
Where the foundation height is 800 mm or more from natural ground height, the
same guidelines as for a double storey will apply. The level should be treated as the
2nd floor of a double storey dwelling.
2.2.2 Double storey dwellings
(first floor)
Street boundaries 7m
Side boundaries 3.75m
Back boundaries 5m
2.2.3 Side spaces & relaxation
of boundaries
Please familiarise yourself with any servitudes that might
be applicable to your stand.
In the event of more than two open boundaries/corner
stands, an application can be made to the HOA for the
relaxation of one boundary line up to a maximum of
3.75m, as long as it is not the driveway entrance to the
dwelling.
In the event where a stand faces a traffic circle no
relaxation will be given on the building line facing the
traffic circle.
2.2.4 No obstruction of any kind may be built within the 1:100 year flood line as indicated
on the site plan. Please obtain a copy of your title deed to ensure that you adhere to
the servitude stipulations as per this legal document.
2.2.5 Entrances to stands 7, 9, 46, 96 and 99 only through panhandles.
2.2.6 Stands 17, 18, 29, 30 and 31 boundary walls on the Eastern side, bordering onto the
nature reserve, must be agreed with the HOA.
3. TREATMENT OF STAND BOUNDARIES
It is appreciated that the diverse nature of single residential neighbourhoods will lead to a
variety of treatments to the street boundary. Every effort must be made to avoid the hostile
“canyon like” effect that high solid walls along streets, causes in many residential areas. The
HOA does acknowledge that our Estate has a substantial contour fall towards the South
West and this has a significant impact on boundary walls and privacy from your neighbours.
In order to enhance privacy, the appearance of sidewalks and the street scenery of the
general Estate, the following guidelines will apply.
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3.1 Street Boundary
The street facing boundary, also defined as the entrance to the house, must be
completely open with no boundary walls within the five (5) meter restricted area.
All street facing boundary walls on the 5m restricted line can be a minimum height
of 1.4 meters from the inside of your stand, but not more than 2 meters. In the
event where your stand has a contour fall of more than three (3) meters, the HOA
will assess it on an individual basis. No structures or prohibited materials will be
allowed (see Section 6).
3.2 Side Space and Back Boundaries
The side and back walls between properties must be a minimum height of 1.8m from
the inside of your stand. The HOA will assess the wall height on an individual basis
where the contours fall of a stand is in excess of three (3) meter across the site. The
HOA will decide at its own discretion if the proposed wall height is suitable and does
not impact negatively on the neighbouring properties and the Estate as a whole. The
last five (5) meter adjacent to the street boundary (side space) may be separated by
a landscape retaining wall, not more than 600 mm wall height. The design is subject
to the HOA approval. No structures or prohibited materials will be allowed (see
Section 6) in the side spaces or boundary walls.
3.4 Natural Ground Height (“NGH”) Treatment in Design
Foundations
The HOA does realise that the Estate has a significant slope towards the South West.
If a single storey dwelling elevates the foundation more than 800 mm above the
natural ground height (“NGH”) of the stand, the same rules as for a double storey
dwelling will be applicable. The first floor/ground level will be treated in the same
manner as the second floor and will require obscure or sand blasted windows. See
point 4.4 for more details on spaces overlooking your neighbours.
Landfill
Stand owners are prohibited to landfill more than 600 mm and garden levels should
be kept at the NGH as far as possible. Only in extreme cases will the HOA grant
permission to exceed the maximum of 600 mm, provided that it has no negative
impact on the surrounding neighbours.
Please contact your neighbour first before changes are made on all existing
boundary walls. Please be mindful that some of the boundary walls are 100% built in
the stand of your neighbour and also paid for by the stand owner. Permission or an
agreement on compensation must first be obtained from the owner before any
alterations can be made to the existing wall.
All cost and impact of any landfill on existing boundary walls, such as, but not limited
to, increasing the boundary wall height, change a standard 220 mm boundary wall to
a retaining wall, damage to neighbours gardens, etc. will be for the cost of the party
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responsible for the change. An engineer’s report will be required on boundary walls
exceeding the 2 meter wall height and where landfill is more than 600 mm.
The party responsible for the modification of the existing boundary wall is
responsible to provide a finished plastered wall on the side of the neighbours.
Stands 19 and 29 will be negatively impacted by the landfill of Stand 18 that was
approved before September 2013. The HOA will work closely together with these
owners and will approve the plans on individual merits that might not be 100% in
line of the existing Building Guidelines.
Excavation
Excavation of more than 1 000 mm must be clearly indicated on all plans. Drainage
and waterproofing must be addressed in the design as well as retaining walls on
both the dwelling and the boundary walls.
Any amendments made to the boundaries and/or approved building plans during the
construction process must first be approved by the HOA. In the event where approval wasn’t
obtained and (if applicable) the neighbour(s) or the HOA is not willing to provide consent for
the change(s), the owner will be responsible for mending it as per the original approved
drawings. The HOA will not be held responsible for any additional cost that the owner might
accrue in rectifying the building to adhere to the original approved building plans. The HOA
will inform the Building Inspector and the owner will be asked to stop all building activities as
per Notice 6.
4. BUILDING DESIGN GUIDELINES
4.1 All plans must be prepared by a registered SACAP architect/ architectural
technologist/ draftsman. Plans for approval must first be submitted to the HOAs’
Aesthetics Committee. Only after the HOA approval has been obtained can the plans
be submitted to the local authority. It is the owners’ responsibility to ensure that all
plans are submitted and approved by both authorities prior to construction. All plans
must be drawn on a scale of 1:100 and printed on an A3 or A1 page size. Plans drawn
or printed on any other scale will not be accepted. It is the architect/ architectural
technologist/ draftsman’s responsibility to ensure to all plans adheres to SANS
regulation, include engineer drawings and if needed includes a rational design for
additional windows.
4.2 Home owners are requested to take into account your neighbour’s privacy. Large
balconies on the second floor are only allowed at the street facing side of your
stand and must be closed off by a screen wall on either side overlooking the
neighbours.
4.3 The Northern side of a dwelling in the Estate will be regarded as private living space.
In the design of entertainment areas such as Patio’s, Braai Areas, Balconies etc. one
should take into account the placement of your neighbours bedrooms and consider
the noise disturbance.
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4.4 All bathroom and cloakroom windows are required to have either obscured, frosted
or stained glass if positioned below the 2.1m height as measured from the finished
floor level of the relevant room.
4.5 It is recommended that all living spaces (e.g. pyjama lounge, study, family room etc),
excluding bedrooms, on the second floor do not overlook the neighbours. In the
event where any of the living spaces and bedrooms does overlook the neighbours,
the following rules will be applicable:
If the window is on the relevant building line and the window is a maximum
width of 900 mm (including the frame), no obscured glass will be required
provided that:
a) the room does not consist of more than two (2) windows;
b) maximum width of each window is 900 mm (including the frame);
c) a solid wall, minimum width of 900 mm, separates the two windows;
d) it’s not a bathroom, guest W/C or utility window; and
North and street facing window on the second floor should comply with SANS
regulations and is not limited to the 900 mm rule.
Any amendments made to the window schedule during the building process
must first be approved by the HOA. In the event where approval wasn’t
obtained and (if applicable) the neighbour(s) is not willing to provide consent
for the change, the window(s) must be removed and replaced as per the original
approved drawings. The HOA will not be held responsible for any additional cost
that the owner might accrue in rectifying the building to adhere to the original
approved building plans.
4.5 No staff accommodation must be nearer to the street than the main building unless
contained under the same roof or integrated into the overall design.
4.6 Staff accommodation and kitchen areas must open onto screened yards or enclosed
patio/stoep areas.
4.7 Outbuildings and additions must match the original building design in style, elevation
and material usage. All plans must indicate at least one double enclosed garage and
this must be built in conjunction with the original dwelling. No flat roofed carports
or garages will be permitted or any other steel carports or any similar construction.
No construction will be allowed outside the building lines as set out in Point 2.2.
4.8 Yard and screen walls, entrance and side gates must compliment the basic materials
off the buildings and be indicated on the plans. As far as possible one should use
galvanised steel.
4.9 No dog kennels, caravans, boats or trailers are to be visible from the road and may
not be placed in the restricted side space (building lines). It must be positioned in
such a manner that it does not affect the amenities of the neighbours and does not
detract from the aesthetics of the Estate.
4.10 No pre-fabricated garden sheds or “wendy houses” will be allowed on the Estate.
This includes conservatories and greenhouses. Storage units must be incorporated
into the original design of the house.
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4.11 No shade netting may be used for carports or any other coverage.
4.12 Awnings, TV aerials, air conditioning units, solar panels, heating pumps and other
items which do not form part of the basic structure are to be clearly shown and
annotated on all plans.
4.13 All plumbing and washing lines must be fully screened and not be visible from the
street elevations. No temporary washing lines may be erected after the necessary
certificates were issued. Boundary walls and balustrades are not be used as washing
lines. The owner will receive a fine.
5. APPROVED BUILDING MATERIALS AND DESIGN STYLES
The Homeowner undertakes to comply with the approved building materials as set out
below in its entirety. Legal action will be taken towards Homeowners that do not comply.
Sectional Titles: A resolution from the applicant, detailing an acceptable uniform product,
must be received and approved prior to acceptance of any patio/porch/stoep treatments on
the sectional title properties. The individual Home Owners Associations/Body Corporates for
the sectional title properties must first provide approval before submitting to the HOA of the
Estate.
5.1 Roof Coverings
Please take note that your roof pitch must be between a minimum of 30₀ and a maximum of
45₀. No relaxation on the roof pitch will be given by the HOA. As a matter of caution: Please
communicate to your roof installer that we have a high wind factor in the Estate.
The following roof coverings will be allowed:
Concrete roof tiles (Monier Coverland, Marley, Infraset etc.)
Natural slate roof tiles (Mazista or similar)
Fibre cement roof tiles (Everite)
Harvey roof tiles
Flat concrete roofs: No garages are allowed to have flat concrete roofs. Concrete
roofs can only be used as part of the overall roof design to enhance the American
Colonial roof design. Flat roofs are not allowed to be covered in silver paint or any
other reflecting materials. It must be painted in the same colour as the roof tiles.
All exposed part of the roof structure must be in the same colour as selected roof
tile.
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Note: No roof sheeting or variation of it will be allowed. Only the above mentioned roof
coverings are permitted. No permission will be given for any other type of roofing and no
exception will be made.
The following roof colours will be allowed: (samples must be presented for approval)
All shades of Grey & Charcoal & Black (Preferred Colours)
Dark Brown & Rustic Brown
Slate & Antique Slate & Rustic Slate
5.2 Structural Walls and Screen Walls
The following wall finishes will be allowed:
Plaster and paint (smooth or textured)
Coloured cemcrete*
Bagging and paint
Nutec Building Planks (popularly known as Vermont)
Face Brick (see point 5.2.1)
Red Face Brick (see point 5.2.1)
Stone and Stone Cladding
* No external raw cement/concrete walls will be allowed or any external exposed stock
bricks. All stock brick walls to be plastered.
5.2.1 Approved Wall Colours
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The above colour chart is an indication of the basic colours that the HOA will allow. Your
colour scheme should reflect earth colours. No red painted walls or any other bright colour
on the external walls of your home is permitted.
5.2.2 Face Bricks
The following face brick colours or similar to the below will be considered by the HOA:
Red Face Brick will be considered in combination with plastered walls. As for accent and
foundation walls, the following bricks can be used:
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No face brick with a pink, orange or dark brown undertone will be approved.
5.3 Windows
American Colonial designed houses are known for their long narrow window design. Only
aluminium (natural, bronze, white and black), timber framed (stained in any natural wood
colour or white) and UPVC (wood look alike or white) windows will be allowed. Any of the
window design styles as set out below will be acceptable.
5.4 Architectural Elements and Details
5.4.1 The building design style of the Estate is American Colonial.
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Below typical characteristics of the different American Colonial designs:
5.4.2 The following TWO design elements are typical of American Colonial and must
be in the design and visible from the street facing side of the property:
1) Horizontal building planks
(“Siding”). It can be in
plaster, Nutec board or
wood.
2) Exposed functional or ornamental trusses on
gables, doorways or stoep openings. It can
be in wood, steel or plaster.
Please take note that gates and ducts covers do not count for “Horizontal building
plank” must have design element.
5.4.3 A THIRD element from the list below, must be incorporated into the design:
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Horizontal brick strip panels in red face brick Semi arched windows and openings
Two chimneys above each end Cornice and Shutter design
Dormer Designs Exterior Window Shutter Designs
Bay Window Design
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5.5 Balustrades
The Estate focuses on low maintenance materials. It is advisable to install galvanized,
glass or stainless steel balustrades. If any other materials are used, please obtain
approval from the HOA.
5.6 Landscaping & Site Planning
5.6.1 All driveways to be fully paved. Only clay brick paving, interlocking, bevel or coble
stone paving will be allowed. No in-situ concrete paving, tar surfaces, broken bricks,
stock bricks or any other form of landscaping blocks will be permitted to cover
driveways, patios or other open areas visible from the street.
5.6.2 The use of hedgerows is recommended and the planting of indigenous trees and
shrubs is encouraged where possible.
5.6.3 All landscaping at the street facing side of the stand must be completed before
applying for an Aesthetics certificate.
5.7 Energy Saving
5.7.1 Solar Panels & Heating Pumps
No tube solar systems will be permitted, only solid Solar panels to be integrated into
the design as per SANS regulation. As far as possible, geysers must be inside the roof,
enclosed cover or not be visible from the street.
Special attention must be given to the placement of heating pumps as they can
cause noise disturbance and must be clearly marked on the site plan. If any pool-,
heating- or water feature pump is facing the northern side of your neighbours, you
would be required to place it in an insulated sound proof chamber.
5.7.2 Water tanks
Tanks should be placed unobtrusively and be integrated within the general Aesthetic
of the building. Water tanks are not allowed to be visible to the neighbours from
NGH or from the street. Where such tanks are used it should be covered/obscured
to the satisfaction of the HOA and should be painted the same colour as the exterior
walls. All pipes to be hidden in ducts and not visible from the street or your
neighbours. Installing water tanks without the permission of the HOA will lead to a
monthly fine of R500 under such time that approval is obtained or the tank is
removed.
5.7.3 Wind Turbines
Only when the location of the site within the Estate is conducive to effective use of
wind turbines and the amenities of the adjoining and adjacent properties are not
detrimentally affected, will it be allowed at the discretion of the HOA. Please seek
approval from the HOA before installation.
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5.7.4 Generators
All generators must be installed in an insulated sound proof chamber and not be
visible or audible from outside the particular property. The placement of the
generator must be clearly indicated on your site plan. Not adhering to the rules will
lead to a fine.
5.9 Alternative building construction
The HOA acknowledge that there are currently several new innovated alternative
building construction methods and materials available on the market such as light
steel frame building systems.
Please take note that the building system must be:
SABS approved.
NHBRC approved.
Must qualify for financing by major banks and financial institutions.
Must be approved by local municipal authority
An application must include a full specification sheet of the material to be used and a
brochure of the system supplier.
The HOA reserves the right to approve or to remove any such building systems from
their approval list should it be found that any such systems have inherent defects
which may result in negative long term structural integrity of any of these alternative
building systems. No log, space frame or prefabricate house will be allowed in the
Estate.
5.10 Security
Although the HOA, together with the appointed security company are trying to
ensure your safety and security to the best of their abilities, an alarm system with
outside security beams is advisable. Only Perspex burglar bars (clear view) and clear
trellises are permitted in the Estate. Any security gates should be fitted on the inside
of the house and not be visible from the street. No patio/stoep areas are allowed to
be closed with steel burglar bars or trellises. An unauthorised installation needs to
be removed at the cost of the owner and a weekly penalty will be imposed until such
time that the unauthorised installation is removed.
6. PROHIBITED BUILDING MATERIALS
The main focus of the Estate is to encourage low maintenance and durable materials that
are aesthetical pleasing. The following building materials are prohibited and may not be
used at all:
Unpainted plaster / Raw Concrete
No precast concrete walls
All external exposed walls must be face brick or plastered and painted or semcrete
or similar finish.
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Unpainted reflective metal roof sheeting or any deviation of it
Wood panel fencing, including but not limited to picket fencing.
Thatch roof lapa’s
Shade netting in any form
Material covered gazebo’s
No wooden pergola’s
No wooden/steel slate window coverings
No prefabricated or log homes
No steel painted balustrades serving as retaining walls
No carports that do not form part of the design of the house with a pitch roof
No louvre roof systems or any other flat roofs
No flat roof/cover patio entertainment areas that do not form part of the overall
design of the house
No make shift umbrellas or shade coverings
No plastic or homemade shade or cover constructions
No fibre glass covers
Note: This is not a comprehensive, all inclusive list. Consult with the HOA on any
materials before design submission.
7. CONSTRUCTION ACTIVITIES
Please ensure that you as the Owner, together with your appointed Contractor familiarise
yourself with the Contractors & Builders Guideline as set out in Annexure B (Available on the
Rietvlei Ridge Country Estate web site) before construction commences. Also take note of
Important Notices. No construction will be allowed in the Estate before the following
documentation is not provided to the Estate Manager:
(i) A copy of the approved plans by the City of Tshwane and the HOA
(ii) NHBRC enrolment certificate for the Stand
(iii) NHBRC certificate of builder
(iv) Proof of water connection
(v) Toilet and shed must be installed on the first day of construction and enclosed
The owner should arrange a meeting with the Estate Manager
([email protected]) to sign the document Contractors & Builders Guidelines
(Annexure B) before building can commence.
Access to the Estate will be denied if the above is not adhered to.
8. UPKEEPAND RENOVATION OF EXISTING PROPERTIES
8.1 The upkeep and maintenance of your property is important to ensure that all houses
in the Estate continue to add to the economical value of your investment. The HOA
reserve the right to issue the home owner with a notice for exterior upkeep (such as,
but not limited to painting, replacement of plaster, removal of unsightly building
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materials, fixing broken roof tiles etc.). The home owner will have a maximum period
of six (6) month to rectify the exterior problem. Should the home owner fail to
adhere to the notice in the six (6) month period, a penalty fee of R2 500 per month,
additional to the standard Estate levy will be charged on a monthly basis. The HOA
reserves the right to asses each case on merit and waive or enforce the penalty.
8.2 All exterior renovations must be approved by the HOA. Please take note that any
constructional changes to your existing property must be accompanied by
architectural drawings. Building plans must be submitted for any extensions and
constructional changes. The submission process must be followed as set out in this
document. Should the home owner fail to seek the necessary approval, the HOA will
enforce penalties and notify the local municipal authority of the illegal construction.
The penalty will be double the value of the monthly Estate levy, charged every
months or part thereof until the approval documentation is submitted to the HOA.
After a six month period is will be the maximum penalty of R5 000 per month.
8.3 Enclosure of patios is also deemed as renovations and adds additional square
footage to your property. Plans must be submitted to the HOA and Council.
8.4 The HOA will be responsible for the maintenance of:
The street cobble stone;
Side walk paving;
Special street lights;
Guardhouse at the entrance of the Estate;
Clubhouse;
Swimming Pool;
Park Area and
Communal gardens.
9. GENERAL INFORMATION AND USEFULL TIPS
9.1 Before designing your house, please obtain a copy of your title deed and familiarise
yourself with any servitude conditions that might be applicable to your stand. You
can obtain a copy of your title deed from your Bank (if you have a bond register) or
the attorneys that handled the transfer. The Geological report of the Estate can be
found on the Estates web-page.
9.2 To ensure that you receive the correct Estate Plan Layout from the Municipality of
Tswhane (Centurion) you can quote the following GIS key for dorp Rietvlei,
09510015. This layout will provide you with the correct measurements for your erf
and an important document to provide to your architect or draftsman.
9.3 Familiarise yourself with your stand’s size and layout. Ensure that your
architect/draftsman designs your house according to the Estate guidelines. There is
a no tolerance policy toward designs that do not adhere to the guidelines set out in
this document.
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9.4 When designing your foundation, please take note that we do have high levels of
damp in the Estate and the engineer should make provision for it.
9.5 As a matter of caution, please mention to your roof installer that we have a strong
wind factor and roof tiles should be safely secured.
Please also take note of the wind factor during the construction process. Ensure that
all building materials and sheds are safely secured. In the past sheds did blow away
and caused damage to neighbouring properties.
9.6 No dumping of garden, household or building rubble is permitted on empty stands
or open spaces in the Estate. It will carry the maximum penalty of R5 000. Respect
your neighbours and the environment.
10. BUILDING PLAN SUBMISSION
The following must be adhered to before building plans will be considered for inspection:
10.1 A non-refundable plan approval fee of R3800 per stand escalated at 8% per annum
(1 January 2017) to the HOA on first round screening of plans. Payment can be made
to the following bank account:
BANKING DETAILS:
HOA Rietvlei Ridge (Pretor)
Bank: First National Bank, Pretoria
Branch Code: 251445
Account Number: 51424279408
Ref. No.: SRIR42005X
Proof of payment must be emailed to:
[email protected] [email protected] [email protected]
Please include your stand number in the email to ensure that we allocate it to the correct account.
10.2 Submission Process
Step 1: First Submission (Scrutiny 1 & 2)
Please submit: One colour copy of your plans, signed by the
owner and the architect: These plans should be as per the formal
check list and window schedule, 3D’s and evaluations should be
included.
One copy should be delivered to the Guard House of the Estate and also emailed to Aesthetics Committee:
Fee
payable off
R3800
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Please see Annexure A for submission dates. Plans can only be
emailed on the dates as per Annexure A. Any plans randomly
received via email will be deleted by the Aesthetics Committee.
The HOA will review the plan in 5 business days from submission
date. If needed, the Aesthetics Committee will advise on changes
to be made or approve for finale submission.
Please take note that the Aesthetics Committee will not be liable
for any plans that get lost, damaged or stolen. The Aesthetics
Committee is only responsible to keep the final approved plan on
file for the HOA’s records. All previous plans submitted to
Aesthetics Committee will be destroyed.
Note: If the plans are incorrect and resubmitted more than 2
times an additional fee off R750 per resubmission will be
payable.
The Aesthetics Committee will not print any plans or
documentation on behalf of the relevant parties.
Step 2: Final Submission
If no changes are required, please submit the final drawings for
approval and to be stamped by Aesthetics Committee. The
Committee have 5 business days to stamp and official process the
plans.
You should submit:
2 black and white copies
2 colour copies
3D rendered copy, indicating the correct materials and
colour scheme
The Aesthetics Committee will keep 1 colour copy and 1 3D
rendered copy for the HOA records.
No Fee
payable
Step 3: Submit to council for approval
Please provide the Estate Manager with proof of council approval
of plans before building may commence.
Fees
payable to
council
Final inspection is mandatory for moving-in. Please arrange a date for final inspection with
Aesthetics Committee as per Section 11 of the guidelines.
10.3 Resubmission of “As Build Plans”
The Aesthetic Committee do realise that during the building process changes may occur. It is
important that all changes should be according to the building guidelines and must be
approved by the Aesthetic committee. Changes without approval are done on own risk and
the Aesthetic Committee is under no obligation to accept these changes. The owner will be
liable for all cost to rectify the building as per the approved plans.
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The same process should be followed as set out in Steps 1-3 for resubmission of revised
plans. An additional cost of R1500 will be charged for resubmission.
The resubmission should be accompanied with the following documentation:
1) First page of the application form
2) Declaration Letter from the Architect or Draftsman, indicating and specifying all the
changes made to the approved plans
3) The new plans
4) Proof of payment for the amount.
No plans will be accepted without the correct documentation. Same dates are applicable as
per Annexure A. The Committee will not print any documentation on behalf of the owner or
any other relevant parties.
11. FINAL AESTHETIC INSPECTION:
Final Aesthetic inspection is done to ensure that all dwellings are as per the approved plans
before the building performance deposit can be refunded. Take note that the Aesthetic
Committee is mainly available after hours and over weekends. A minimum of 5 business
days’ notice should be given to the Committee. All appointments must be scheduled via e-
mail and proof of payment must accompany the request. A fee of R1 300 is payable per
inspection.
On requesting final inspection please note the following:
The dwelling must be the same as the approved plans on file at the Aesthetics Committee. If
not, revised plans must be submitted to Aesthetics Committee. The owner would need to
make the necessary correction according to the original approved plan and the HOA will not
be liable for any additional cost.
All elevations, balconies, windows, roof and boundary walls must be as approved plans and
all finishes must be complete and neat. Street facing landscaping should be complete before
inspection is requested.
If the dwelling deviates from the approved plans “as built” plans must be submitted for
approval by the committee depicting all variations. A resubmission fee of R1500 will be
charged.
A fee of R1 300-00 will be charged before any inspection and is payable before Aesthetics
Committee go out to the site. Please use the banking details as set out in Section 10 of the
guidelines.
The building has to be complete to such an extent that the owner can move into the house,
the intention is that all building activity has been completed and all contractors are off the
estate.
All rooms must be complete and finished.
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Should additional inspection(s) be required a fee of R500 will be payable.
Please note that final aesthetic inspection has nothing to do with the Certificate of Occupancy of the
City of Tshwane. The Building Inspector will not issue a Certificate of Occupancy without proof of the
Aesthetics Certificate. If the home owner wants to move in earlier, special permission can be
obtained from the HOA. Please do not move in without consulting with the HOA, this might result
into an Eviction Order and penalties.
In the event whereby an Owner would like to sell the property, but no Aesthetics Certificate was
obtained, the HOA reserves the right to refuse the issuing of a clearance certificate by Pretor until
such time that the relevant certificate is obtained and the building adheres to the approved
aesthetics building plans.
As from 1 April 2017, the following penalties will be applicable if the owner/tenant moves in without
obtaining an Aesthetics Certificate:
0 to 3 months after moving in Zero penalties
4 to 6 months after moving in R900 per month
7 to 9 months after moving in R1800 per month and no refund of
building deposit
10 to 12 months after moving in R3600 per month and no refund of
building deposit
12 months or more R5000 per month and no refund of
building deposit.
13. CERTIFICATE OF OCCUPANCY
City of Tshwane
An Occupation Certificate is compulsory for every building before occupation, as required by the
National Building Regulations and Building Standards Act (1977). This is to show that all
requirements have been met and to safeguard the owner. It is against the law to move into a
property without 1) a full set of approved plans / planning permission from Council and 2) a
Certificate of Occupancy. An illegal / uninspected building is not insured and can lead to substantial
losses in the event of fire / flood etc. A property owner can be fined up to R1000 per day for not
complying with the Act.
To obtain a Certificate of Occupancy from the City of Tshwane, please obtain the following
documentation:
a) Approved building plans from the Municipality, plus any documentation from Town
Planning regarding rezoning, building line relaxation, consent etc., and if necessary,
an approved Site Development Plan (SDP).
b) Completion Certificate from a registered structural / civil engineer – this is for the
foundations, concrete slabs, staircases, wooden / suspended floors, steel work,
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roofs, freestanding walls over 2.0 meters in height, swimming pool and all structures
built without prior planning permission. (Original document required, no copies)
c) Certificate (Roof Truss) – your truss supplier / installer should provide you with
certification; alternatively consult your engineer to include it in the structural
engineering certificate.
d) IOPSA Certificate of Compliance (Institute of Plumbing South Africa) – this is
required for all plumbing / drainage / sewerage work. It can only be issued by a
registered plumber. (Original document required, no copies)
e) Glazing/Window Certificate – your glazier will supply you with Certification.
f) Electrical Certificate of Compliance – this can only be issued by a registered
Electrician.
g) Your draftsperson/architect to complete the necessary council form(s). (Original
document (s) required, no copies)
h) Aesthetics Certificate issued by the HOA
1. Contact the building inspector between 07:00 am and 08:00 am to arrange an appointment
(012) 358 3412. Please have your approved plan reference number with you when booking
the inspection.
2. Once the building inspector did the site visit he will issue you either a temporary certificate
of occupancy or full compliance certificate of occupancy. Temporary indicating that there
are certain aspects of your building that are/was not according to the building regulations
and need to be rectified in a certain number of days.
3. Once you have obtained a certificate of occupancy you would need to collect it from the
Town Planning Offices at Centurion Municipality. They will issue a duplicate certificate. You
need to hand-in one copy at the Rates and Taxes counter in the main building. This will
ensure that they convert your property from an empty stand to a residential house. The
necessary amendments will be made to your City of Tshwane account.
Please provide a copy of the Aesthetics Certificate and Certificate of Occupancy from the City of
Tshwane to the Estate Manager for HOA records.
13. TERMS & CONDICTIONS
13.1 Aesthetics committee is responsible for the following:
o Receipt of building plans.
o Ensuring that building performance deposits are paid.
o Seeing that the Architectural Guidelines are adhered to.
o Scrutinizing the plans, building lines, boundary walls, privacy factor etc.
o Arranging for plans to be revised when necessary.
o Approving plans once they are aesthetically and structurally correct.
13.2 A Building performance deposit of R10 000 (Ten Thousand Rand) must also be paid to the
HOA and it will be held in trust (*interest free) by the HOA. The deposit should be paid to
Pretor and same account and reference should be used as per your monthly levy statement.
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13.3 The deposit amount will be used in the event if there is a breach of non performance to
remove rubble or make good any damage caused by the contractor or his sub-contractors or
suppliers, including kerbing, landscaping, community services, roads, irrigation etc. and for
any outstanding spot fines.
13.4 The building performance deposit shall be released subject to the submission to the
Architect of a Local Authority’s Certificate of completion and occupancy and shall only be
refunded within 14 days once all the above documents are correctly completed and
submitted. The HOA is not to release the deposit without the approval, stamp and signature
of the Architects.
13.5 The HOA reserves the right to prevent the occupation of any houses if the above is not fully
adhered with.
13.6 All plans necessary for City Council approval must be submitted together with an extra 3D
rendered paper copy to be kept for record purposes by the HOA. Plan approval fees for the
City Council are for the owner’s own account.
13.7 A signed copy of these guidelines by the owner of the erf is to be submitted before building
can commence.
14. ACKNOWLEDGEMENT OF BUILDING GUIDELINES
The above document is fully understood and the Owner, Architect/ Draftsman, and Builder
or any other party involved undertake to comply with the above points, in addition to any
further controls which may be instituted by the HOA from time to time in the form of a
written notification and to ensure compliance by any sub-contractors employed by the
Contractor, and any suppliers to either contractors, sub-contractors or owners.
In the case where the property is sold or leased, the seller or Lessor must ensure that the
buyer or lessee receives a copy of these guidelines and that is binding on the buyer or lessee.
OWNER NAME
WITNESS NAME
STAND NUMBER DATE
BUSINESS TELEPHONE NUMBER RESIDENTIAL TELEPHONE NUMBER
CELLULAR NUMBER FAX NUMBER / E-MAIL
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ACCEPTANCE OF BUILDING GUIDELINES AND
RULES AND REGULATIONS
RIETVLEI RIDGE COUNTRY ESTATE
This certificate must be handed in, with all the building plans, for approval by the HOA and the
appointed architects, Aesthetics Committee Architects, before submitting to the Local Authority for
approval.
The Owner/Company must complete the following information.
Stand No Street No Street Name
Owner/Company Main Contractor
Contact Person Name of
Contractor
Contact Tel. No. Contractor Tel. No.
* Please complete with a black pen
I, ………………………………………….. (Owner/Company Representative) hereby agree with the Terms and
Conditions as set out in the HOA Rules and Regulations pertaining to the Building Regulations and
the Conduct of Contractors, furthermore I certify that the information supplied is correct.
Owner/Company Representative Date
Signature Date
Aesthetics Committee
Note: No construction may commence unless:
The water connection is installed on site.
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An approved toilet has been installed in a position as approved by the Estate
Manager. (Entrance to the toilet to be screened).
The Building Performance deposit of R10 000-00 (ten thousand rand) has been paid
into the trust account of the HOA, (which will be held interest free in trust). Only EFT
payments will be accepted and proof of payment must be forwarded to the relevant
parties as set out in this document.
All outstanding levies are paid.
One Contractors Board may be erected on the stand without obstructing any view.
Boards must be removed after completion of construction (no sub-contractor
boards are allowed).
The Estate Manager has inspected the site with the home owner and noted any
defects with roads, kerbs, paths and plants. (Any defects must be noted.)
DEFECT REPORT
The following defects were found on the stand or surrounding area.
Owner Estate Manager
Date Date
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ANNEXURE A: 2017 Aesthetic Submission dates
NOTE: THESE PLANS MUST BE SUBMITTED ON OR BEFORE 16:00 AS PER THE DATES BELOW.
16:00 19/01/2017 16:00 02/02/2017 16:00 16/02/2017 16:00 02/03/2017 16:00 16/03/2017 16:00 30/03/2017 16:00 06/04/2017 16:00 20/04/2017 16:00 04/05/2017 16:00 18/05/2017 16:00 01/06/2017 16:00 15/06/2017 16:00 29/06/2017 16:00 13/07/2017 16:00 27/07/2017 16:00 10/08/2017 16:00 24/08/2017 16:00 07/09/2017 16:00 21/09/2017 16:00 05/10/2017 16:00 19/10/2017 16:00 02/11/2017 16:00 16/11/2017 16:00 30/11/2017 16:00 07/12/2017
No final submissions will be accepted without a fully completed application form. This form can be downloaded from our website with all the relevant information. All consultations will be by appointment only. Queries will be handled via email only. Queries regarding the status of scrutinized plans are to be emailed to [email protected]. Random submissions will be deleted.
Please take note that the HOA is only responsible for the aesthetics.