Villiersdorp Mountian Estate Design Manual 03-12-2009 · 2016. 6. 21. · • No face brick, no unplastered block work, ... • Permitted Walls Colours: Plascon paints “Inspired

Page 1 of 15

W ARCHITECTS VILLIERSDORP MOUNTAIN ESTATE ARCHITECURAL & DESIGN MANUAL 03- 12-2009

V i l l i e r s d o r p Mountain Estate

Architectural & Design Control Manual

03 December 2009

Index

1. Introduction

2. Building Clause

3. Built Form

4. Building Controls

• Coverage

• Max sqm

• Building lines

• Heights

5. Roofs

6. Walls

7. Windows

8. Doors

9. Shutters

10. Burglar bars 11. External elements

12. External Works

13. Access 14. Paving 15. Landscaping /planting 16. Services 17. Approval process 18. Definitions

Page 2 of 15


1. Introduction

The Villersdorp Mountain estate is set at the foot of the Mountain on the

outskirts of Villiersdorp, near to the Theewaterskloof dam, the largest dam in

the Cape, surrounded by the dramatic and rugged Cape Fold Mountains.

Villersdorp is only 30 kms East of Franshoek, which has a rich French Huguenot

heritage, and a distinctive architecture mingled with Cape Vernacular. This

country town is the local centre for viticulture and deciduous fruit farming. The

region has a warm Mediterranean climate and is part of the South Western

Cape fynbos landscape. The forms materials, colours should be designed /

positioned in such a way that they blend into the natural landscape, and be

harmonious with the Local vernacular in colour and texture, but softened to

blend with the vineyards and mountain hues. The site has views toward the

mountain and toward the distant water.

The region has a fair fluctuation in diurnal temperatures. These microclimatic

elements together with the environmental impact should be incorporated in

the building designs

The architectural style should follow a Cape French Provencal style which is

similar to the vernacular theme, but it is not intended to be revivalist, but

should be a modern interpretation of this rural architecture.

This document sets out the architectural and aesthetic controls and

landscape controls with which the homeowners have to comply, and will form

part of the Home owners Constitution.

In terms of the deed of sale and Owners will be obliged to submit their

drawings (including landscaping) to the Villiersdorp Mountain Estate

Architects (VMEA) for design review ( appointed by the developer) for design

approval, before submitting them to the local authority for final approval.

Approval or rejection of the designs is entirely at the discretion of the VMEA or

the DRC (Design Review Committee). Refer to requirements at the end of the

document.

In this document “shall” & “must” indicate mandatory provisions, which may

only be deviated from at the sole discretion of the DRC.

Disclaimer: This document is considered supplementary to The NBR (National

building regulations) or any other relevant Land use approvals / planning

control and cannot take precedence. Should any provisions of this document

be regarded as contrary to the NBR, then the NBR shall prevail. In the event of

clarity or dispute the definition / controls as set out in this document the local

controls shall be used.

This document is to be read together, and signed with the Agreement of sale.

2. Building Clause.

The Owner must build within 24 months of initial transfer. Failure to commence

construction within the 24 month period will result in a penalty of R20, 000.00

per annum or part thereof. The building period may not exceed 18 months.

This penalty is to protect the remaining owners from living on an extended

Page 3 of 15


building site, and shall be payable to the Villiersdorp Mountain Estate Lifestyle

Centre Trust.

The Villiersdorp Estate Mountain Architects are to sign off all plans prior to

Local authority submission.

W Architects have been appointed to fulfil this role for an initial minimum

period of 5 years.

3. Built Form

The plan form used should be small and fragmented as opposed to large and

monolithic, so that shadows cast by the planes will reduce the impact of the

building.

The buildings shall be largely rectangular, and perpendicular to each other or

the site boundary. The max span should be 8m and used in combination with

flat roofs, terraces, and lean to roofs.

The buildings must be and appear a no more than a maximum of 2 stories.

Page 4 of 15


Pergolas and awnings and trellises are to be encouraged, together with vines

and creeper, as these as seasonal green fringes to soften the bright days, and

allow the warm winter sun in to gently warm the homes.

Page 5 of 15


Shading devices over windows, doors is recommended and should be used to

fragment facades.

Colours and materials to be natural & neutral and generally to be gentle

pastels colours reflective, chosen to blend into the landscape. Colours to be

according the specified list or subject to special approval.

4. Building Controls

• Coverage Max 50% of site area.

• Max sqm 200 sqm of house (excl garages).

• Building lines –

a. Street building line 4.5m – Main house

b. Street building line Min1.5 m or X m– For the Garage only if the site

is steep. This is to be determined using the following Formula.

c. Steep site Garage formula is X = 6m (a+b). “X” or 1,5m is the

distance from the boundary, whichever is the greater. “a” is the

difference in level in metres between the natural ground level at a

point on the centre line of the garage and 1,5m from the street

boundary and the mean street level at points opposite the

garage. “b” is the difference in level in metres between the natural

ground level at a point on the centre line of the garage and 7,5m

from the street boundary and the mean street level at points

opposite the garage. This garage may not be higher than 3,5m

above the MGL at the road kerb height. (see diagram 1)

Diagram 1

d. Back Boundary- Min 3 m

Page 6 of 15


e. House Lateral Boundary- Min 1.5m

f. Garage Lateral Boundary- Min 0m (provided the height a max of 3,

5 above the MGL), for a max of 8m along such lateral boundary.

(See diagram 2). This is subject to Local Authority approval.

Diagram 2

g. Garage walls abutting a common boundary may not contain

windows without neighbours consent or adequate fire separation.

Such wall may not exceed more than 6 m along the length of the

boundary.

h. A minimum of 2 visitor’s bays must be created in addition the any

garages between the kerb and the building or garage.

• Heights- the height may not exceed 9 m above the Natural Ground Level

(NGL) at any point on the site, excluding only chimneys. This is line parallel

to the NGL of the site. The NGL is the contour of the site as surveyed before

transfer / subdivision to individual owners.

• Façade Height- In order to maintain the “intent” of limiting the buildings to

2 stories a maximum façade height of 6.5 m is allowed. This height is from

the Finished Ground (FGL) level to the eaves. Should any building have a

basement or exceed this height there must be a step in section a

minimum of 2m (room width) to fragment the façade, with a balcony,

terrace or similar approved architectural device.

• Storeys- Living space floors will be limited to two levels per building.

• Parking- A minimum of 2 bay off street ( excl Garage) must be provided

5. Roofs

• Main roofs are to be only Natural slate, Everite Nutec roofing slates; s-rib

and Cliplock roofing may be used. The roofs should be, double pitched/

Hipped/ with a maximum pitch of 30 degrees. It is encouraged that the

rafter ends are exposed under the eaves / barge.

• Roof colours: Dove grey and Shades of grey in between that and warm

whites. Chromadek references- Dove Grey; Lime white. Kolorbond

references- Volcanic Grey; Armour grey; Cape White. Eaves to be a

maximum of 300 mm

• Lean to roofs or verandah roofs shall be between 5-20 degrees, and

should generally be mono- pitched.

• The street facade must have pergola or veranda / stoep for a minimum,

50% of the facade. These may be constructed with brick columns

plastered, simple timber columns, Doric columns, or simple latticed

columns (see diagram 3). The design is to be simple classic, and elegant.

Page 7 of 15


Ornate over complex detailing will not be encouraged, and elaborate

fluted columns will not be permitted.

Diagram 3

• Vines, creepers and flowering plants are to be encouraged together with

the pergolas/ veranda’s to add softening and colour.

• Flats roofs below 5 degrees shall be hidden behind parapet walls.

Concrete flat roofs should be tiled or covered with a brown / or charcoal

large aggregate stone chip.

• Dormer windows must be limited in size and roof lights to be integrated

into the roof plane. Max roof light size 1000 x 1500mm and to be charcoal

/ non reflective materials.

• Roof Colours: Permitted roof colours Charcoal, dark dolphin, dove grey or

similar approved

• Parapet walls- parapet wall not are permitted except to garages, flat

concrete roof or roof terraces. Parapet walls to have a simple moulding

flat or Bolection to the top.

• Carports - Any car ports must be with brick columns Min size 345 x 345 or

moulded timber. No steel posts will be permitted. No shade ports will be

permitted.

6. Walls

• Walls to be plastered brickwork, clay or cement bricks. External wall should

be cavity construction.

• Tinted or University plaster may be used or a tinted stucco or plaster in a

colour to match the colour palette.

• Plaster mouldings are required to all openings as follows: Doorways 200mm

wide flat plaster band, windows min 150mm with shaped cill.

• All chimneys / column / wall buttresses elements may be covered with

Natural sandstone. Other elements such a plinths / feature wall may be

covered with stone also, provided it is not used in overly decorative

methods such a quoins, rustication, or overly historic keystone elements.

• No face brick, no unplastered block work, no external drywall, will be

permitted.

• Permitted Walls Colours: Plascon paints “Inspired Colour Range”

Fresh Linen Y3-E2-3

Amazon Mist Y2-E2-3

Page 8 of 15


Ivory Parchment Y3-D2-3

French Chartreuse Y5-D2-3

Sheepish Y5-C2-3

Parmesan Sauce Y5-C2-3

Ocean Salt Y3-B2-2

Acacia Y4-B2-2

• 1 tone lighter or darker of the above colours may be considered.

• Colours of external concrete products to be limited to above mentioned

colours.

• White walls are not permitted.

7. Windows

• Windows should generally be a vertical rectangular proportion in groups

or pairs. Refer to the Swart land sash and mock sash windows.

Sash & Mock Sash Full Pane

• All street facing windows must have shutters fitted, in a simple vertical slat

design, with strap hinges (ref photos below).

• Arched windows with a shallow arch are permitted and the window

proportion must be vertical with the minimum ratio of 3:2 (Vertical :

Horizontal)

• Cottage pane and small pane will not be permitted.

• Windows may be made from meranti (Painted & hues of blue indigo and

selected greens / aluminium (powder-coated charcoal).

• Steel window frames are not permitted.

• Window Colours

• Painted timber windows the following Soft Pastel Colours permitted are as

follows:

• Soft blues, Lavender, Indigo, Faded turquoise and Warm whites

• Plascon Colour References

Stardust B5-C2-2

Glint of Aluminium B6-D2-2

Comfort Blue B1-D2-2

Ocean Mist G6-C2-2

• Powder coat references Veedoc

Ash Grey VP 7015

Pearl White VP 1003

• Powder coat references Interpon

Page 9 of 15


Stone Grey ANP 37030

Silk Grey ITC 37044

Pure White ANP 19010

• No Winblock, PVC windows, Reflective glass, or cottage pane will be

permitted.

• Large areas of glass / windows or doors must be shaded by roof

overhangs or pergolas.

• Only limited arches may be considered, for say dormer or limited features.

These will be subject to DRC discretion.

8. Shutters

• Shutters are required to the street facade. Shutters to other areas are to be

encouraged. These are to be used to introduce colour.

• Decorative shutters are not permitted.

• Materials and colours as per windows (Plascon references).

9. Doors

• All doors to be rectilinear, arched will only be considered for key or focal

features. Ornate carved or similar door are not permitted.

• The Swartland or similar Horizontal gliding full pane window type will be

permitted provided it is generally a vertical proportion.

10. Balustrading • Designs must be simple rectilinear, with a Vertical design, and limited

Wrought or curved elements, and will be subject to DRC discretion.

• Balustrading colour to be black charcoal or plain galvanised.

11. Burglar bars

• Designs must be simple rectilinear, installed internally and will be subject to

DRC discretion. Materials as per balustrades.

Page 10 of 15


12. External elements

• Perimeter boundary walls – max 1.8m high. All walling to be plastered &

painted or highlighted with elements of stonework not exceeding 20%.

• Low “werf” type walls plastered or in stone are encouraged.

• Palisade a max of 1.8m high in charcoal may be considered, these will be

subject to DRC discretion.

• No vibracrete, no artificial rock may be used. Razorwire / barber wire is on

permitted.

• No Face brick will be permitted.

• Timber trellising may be considered for limited screening, and timber

fencing provided it is generally natural, simple rectilinear design. Rustic

fencing will be considered using split poles. \Blue gum latte or reed.

13. External Works

• Retaining walls – Higher than 1.2m to be certified by a registered Engineer.

• Retaining walls – should be not higher than 1.5m and then stepped 1m.

They may be stone or stone clad, gabions (using natural local stone) or

plastered using a university or Luytchens (tinted) heavy stippled plaster.

Timber deck to follow the same criteria.

• Boundary Walls- wall height limited to 1,8m.

• Earth embankments may not exceed 1:3 gradient, or 2.1m in height

above the NGL.

• Pergolas should generally match the house or be timber steel (SHS Square

Hollow section or RHS Rectangular Hollow sections only) structure or

combinations of these.

• Pergola materials may include blue gum “Latte”, reeds, gum poles, or

hardwood.

• Colour to match the house elements.

• Canvas awnings may also be used in simple neutral colours, and simple

design.

• No Victorian “broekie lace” or decorative Wrought iron may be used.

• Balconies should be screened appropriately to protect neighbours

privacy. Balconies may be disallowed, facing common boundaries if they

diminish neighbour’s views or privacy. Timber lattices and other semi

permeable screens should be considered.

• Waste pipes must be internalised wherever possible or carefully concealed

in corners, and courtyards.

• Rainwater goods to blend with wall surfaces. Rain water storage is to be

encouraged.

• Outdoor lighting must be a minimum at low level ( not more than 1m

above the adjacent floor / ground surface and hooded to produce

downwardly directed light so that the bulb/ lamp is not visible. Security

Flood lights are not permitted.

• Entrance canopies & Feature Lights may be used to introduce the estate

theme, in limited areas.

Page 11 of 15


• Indoor lighting also should not create light pollution beyond the individual

property, to diminish the fantastic night sky and lamp / bulb fittings should

be shielded so that light does not spill excessively.

• House numbering- Max 200mm high colour charcoal.

• Swimming pools – colour charcoal or dark blue. Paving to be minimal, and

limited to pool surround.

• Pool pump enclosures– all pool pumps & motors to be in sound proofed

enclosures.

14. Paving

• Gravel, approved brick, cobble, laterite, stone, peach pips, exposed

brown aggregate tinted concrete.

• The following brick colours will be acceptable: Coro brick: Autumn pavers,

Wheatstone pavers Bronze pavers. Crammix: Sahara sand pavers.

• The following Concrete products will be acceptable: Smart stone, Revel

stone & Pavavtile: Cobbles & pavers in sandstone colour, (Colour 157

Pavatile). Brick King exposed aggregate pavers.

15. Landscaping /planting • The planting must be indigenous to the Western Cape, and selected to be

water-wise. Shrubs & groundcovers must be chosen to be in keeping with

the estate and general area. No invasive alien or invasive exotic, or

tropical plants will be allowed anywhere on the estate. The landscape

style should be indigenous & rustic.

• A minimum of 2 Indigenous trees must be planted per erf

• Non invasive lawn species must be used. Buffalo lawn is proposed. Kikuyu

grass will not be permitted.

• Mature trees may not be removed unless special application is made to

the DRC.

• Building activities may not damage surrounding vegetation and deposits

will be required and should damage or harmful building activities occur

penalties may be imposed or services withheld.

Page 12 of 15


16. Services • Water saving. As water resources are limited every effort needs to be

made to improve efficiency (Dual flush WC’s must be used together with

low volume cisterns, low volume shower heads RST Type or similar.

Automatic Irrigation to plants will not be permitted with exception of grey

water systems). All external taps must be metered (automatic shut off).

• Solar Heating must be integrated with the roof design and placed

discreetly. All elements to be charcoal or blend with the roof as much as

possible.

• Plastic “irrigation type” pool heating must be hidden on flat roofs or

screened.

• Noise - Alarms must re-set after a max 2 min period, and/or be linked to a

control room arrangement.

17. Approval process

• Building plans may only be submitted to the Local authority once it has

been approved by W Architects who will represent the VME. A Scrutiny fee

of R2500. 00 (excl Vat) will be applicable for this scrutiny. This will be

payable on submission.

• The DRC will comprise the Estate Architect, The Developer, and a

Landscaper or Botanist.

• Plans submitted to the Villiersdorp Mountain Estate Architect (VMEA) for

approval shall include the following information:

a. 1:200 Site plan showing roof plan Building Lines, contours, existing

trees as marked on site indicating those to be removed and

retained, hard and soft landscaping, driveways and carriageway

crossings.

b. 1:100 Floor plans showing: retaining walls, pergolas, terraces, Floor

space.

c. All Elevations 1:100 showing levels, heights, materials and finishes.

d. Longitude section taken through slope of site and showing site

boundaries, natural ground line, finished ground line and heights.

Levels to be related to actual levels taken from Land Surveyors

survey drawings. The NGL and the height limit above it must be

shown on all elevations. The ridge height must be shown.

e. 1:100 or 1:200 Landscape Plan showing contours, existing and new

trees, trees to be removed, all external structures e.g. decks, pools,

paved areas, paths, terraces and retaining structures. The

Landscape plan must also include a list of plants for the proposed

landscape; these plants shall be selected form the list of plants

included in this guideline document.

f. Two sets of drawings pertaining to the buildings are to be

submitted to the VMEA.

g. Electronic dwgs in a pdf or DWG Format may be submitted,

Printing will be charged for A0=R50, A1=R40, A3=R20, A4 =R10 per

copy and electronic files received over 3MB will be R30 each.

h. VMEA submission and scrutiny fee for reviewing, altering and

approving plans shall be required.

i. All submissions are to be the responsibility of the owner/ Architect.

• Intent of the Design Manual- Should there be any query/dispute the intent

shall be determined by the Estate Architect it may be referred to the

DRC. The DRC may refuse its consent to anything requiring such consent/

approval, which in its opinion constitutes or facilitates an evasion of the

intent of the scheme or of any of its provisions. Illegal or unauthorized

variations, with the intention to circumvent these controls from the

Page 13 of 15


approved plans may result in the Occupancy Certificate being withheld,

or the suspension of services from the VMEA or DRC, and/or fines may be

levied if necessary. Any differences in interpretation or disputes may be

referred to the Developer or an appointed representative.

Typical Ground Floor Plan for 350 sqm site - W Architects copyright

Page 14 of 15


Typical Street Elevation - W Architects copyright

Typical Garden Elevation - W Architects copyright

18. Definitions • Design Review Committee (DRC)

Means the committee formed by the Design & Architectural & Landscape practice and the

VME representative. The role of the committee is to review and approve all design

proposals, prior to submission to Local Authority.

• Architectural Design Control Manual (DM)

Means the committee formed by the Urban Design & Architectural & Means the legal

document to control the nature and aesthetics of development, and to ensure the

protection, improvement and enhancement of the natural environment.

• Balcony

A floor projecting outside a building at a level higher than ground floor level, enclosed only

by low walls or railings or by the walls of adjacent rooms, and includes a roof, if any, over

such floor or any pillars supporting the roof.

• Basement

Any portion of a dwelling generally below natural ground level. No portion of a basement

(measured to be finished floor level above the basement) may project more than 1,0m

above natural ground level. A basement level is not considered as a building storey for the

purposes of height restrictions, but is included in the calculation of physical height above

natural ground level where applicable

• Coverage

In relation to a dwelling house, coverage means the maximum area covered by any floor of

the dwelling (whether or not useable), as measured from the outer face of the exterior walls

or similar supports of such a dwelling, provided that:

(i) Where the dwelling consists of more than one storey, total coverage shall be the

Maximum extent of the floor space of all storeys, but not the sum of all floors. (Refer to 2.19)

(ii) For the purposes of measuring maximum coverage; garages, storage, boat houses or

other free-standing enclosed structures shall be included. Any covered spaces, such as

overhanging balconies and verandas shall also be included. Any portion of a dwelling

generally • Deck

A timber external floor area, which is raised off the ground level on posts and projects out

beyond the building perimeter and includes any railing enclosing it. The posts must be a max.

Page 15 of 15


of 1.2m above natural ground. It does not refer to balconies at the first floor level of a

dwelling. If a deck is built on a solid base, restrictions applicable to verandas apply. • Finished Floor Level (FFL)

Maximum final level of floor finishes. For the purpose of height restriction calculations, the

“worst” or highest point is used. Where FFL is stepped, height restrictions above natural

ground level must be met for each individual platform or level.

• Finished Ground Level (FGL)

Refers to the final surface level after construction and landscaping, and could be hard

landscaped surface level or soil level. (Refer to 2.16)

• Natural Ground Level (NGL)

Means the ground level as at the date of transfer to the original purchaser. Preliminary

surveyed contours of each site will be provided with each site diagram, and will serve as a

guide. Each site is to be surveyed in detail prior to commencement of earth works. The detail

survey is to be attached to building plans submission to the VMEA, and will generally serve as

the base information measuring height above natural ground level.

• Overlooking Feature

Refer to features (excluding ground floor areas) allowing views over the adjoining residential

properties, and include first floor window, balconies and terraces. Council regulations apply. • Floor Space

Floor space in relation to a dwelling house means the area of every floor of the dwelling as

measured from the inner face of the exterior walls or similar supports of such dwelling. When

the dwelling consists of more than one storey, the total floor space shall be the sum of the

floor space of all the storeys ands outbuilding. But excludes Loft space

(ii) For the purpose of measuring maximum floor space, garages, and covered balconies,

terraces, patios and verandas shall not be included. • Specification List

A list of material colours & Plants permitted on the estate.

• Storey

A floor that exceeds 3.5m floor to floor will be deemed to be 2 stories.

Agreement

I/We hereby agree to adhere to the conditions of the Villiersdorp Mountain

Estate (VME) Design and Control Manual (DM).

Signed........................................ Date.....................................

Signed........................................ Date.....................................

Documents

Villiersdorp Mountian Estate Design Manual 03-12-2009 · 2016. 6. 21. · • No face brick, no unplastered block work, ... • Permitted Walls Colours: Plascon paints “Inspired