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OUDE WESTHOF ESTATE MASTER HOME OWNERS ASSOCIATION (OWMHOA
OUDE WESTHOF ESTATE MASTER HOME OWNERS ASSOCIATION (OWMHOA) COMMUNITY PARTICIPATION MANUAL & DESIGN STANDARDS GUIDE (TO BE READ WITH THE OUDE WESTHOF DESIGN GUIDELINES’ SITE ANALYSIS) CONSULTING ARCHITECTS: AXION ARCHITECTS 8 RAGLAN STREET BELLVILLE 7530 TEL: (021) 949-8980 FAX: (021) 949-8985 REF: AX 152 DATE: 28/09/2002 28 September 2002 2 PLAN APPROVAL PROCEDURE ENCOMPASSING ARCHITECTURAL GUIDELINES 1. 1.1 INTRODUCTION The main objective of the development of Oude Westhof is the provision of a high quality lifestyle for residents, and the purpose of these rules is to protect this lifestyle. The rules have been established in terms of the Memorandum and Articles of Association of the Oude Westhof Master Home Owner's Association (OWMHOA), and are binding upon all occupants of the estate. Harmonious community living is achieved when residents use and enjoy their private property as well as the common areas, whilst giving general consideration to all residents of the Estate. In the event of annoyances or complaints, the involved parties should attempt to settle the matter between themselves, exercising tolerance and consideration. In instances where problems cannot be resolved, the matter should be brought to the attention of the OWMHOA for arbitration and settlement. In respect of the interpretation of these rules, the decision of the Master Home Owners Association is final and binding. The rules are subject to change from time to time. Any required approval from the OWMHOA, must always be in writing. No verbal approval can be given. The OWMHOA Community Participation Manual & Design Standards Guide is managed within the terms and conditions of the Oude Westhof Constitution, and the onus lies with the owner member to quaint themselves with the contents thereof. It is pertinently brought to the attention of all owners, that levies may be introduced at some time in the future, which would be done within the terms and conditions of the Oude Westhof Constitution. The Tygerberg Administration / City of Cape Town have approved and will implement the Oude Westhof Master Home Owners Community Participation Manual & Design Standards Guide. 1.2 1.3 1.4 1.5 1.6 1.7 1.8. 1.9. 1.10. 2. 2.1 GOOD NEIGHBOURLINESS Activities, including auctions or jumble sales, which could cause aggravation or nuisance to fellow residents, may not be conducted. 29 September 2002 3 2.2 Music volume, partying and the activities of domestic help, have to be kept at a level which will not annoy adjoining owners / neighbours. The use of power tools and petrol driven lawn mowers should be confined to the same times as for building operations. Refer to "Restrictions to Building Contractor Activity". Washing may only be hung on lines screened from the street. Refuse containers may only be placed on the sidewalk for removal, for a maximum period of twenty-four hours, on the day of collection. Consent from the OWMHOA must be sought, before exhibiting or distributing advertisements and publicity material. 2.3 2.4 2.5 2.6 3. 3.1 ENVIRONMENTAL MANAGEMENT Refuse must not be discarded in any public area, including parks and streets. Owners have the responsibility to maintain the area between the road kerb and the boundary of their property. Open spaces visited by residents should be kept in a clean condition. Flora may not be damaged or removed from any public area. It is the responsibility of each owner, to ensure that a minimum of 20% of the open area within his property is covered with appropriate Flora. Fauna may not be chased or trapped by people or dogs. Residents are responsible for maintaining trees, plants and shrubs planted on their pavements. These plants may not be removed without permission of the Local Authority and the OWMHOA. Residents must ensure that declared noxious Flora, is not planted or growing in their gardens. The water from swimming pools may not be emptied onto parks and has to be channelled into the storm water system. Owners have to clear vacant stands on a regular basis. 3.2 3.3 3.4 3.5 3.5 3.6 3.7 3.8 3.9 3.10Caravans, trailers, boats, tools, vehicle parts and engines as well as accommodation for pets have to be sited out of view and screened from neighbouring properties and the street. Free standing Wendy Houses and Tool Sheds of any nature, will not be permitted. Also refer to paragraph 6.3.3. 3.11 Picnicking will not be permitted on public open spaces. 29 September 2002 4 3.12 It is the responsibility of each owner to maintain the verge / pavement area of their properties bordering on any road / street. You are encouraged to plant and maintain appropriate Flora and lawns. Exclusions: Loose stones of any nature. 3.13 Estate Agents will only be allowed to erect one "For Sale" sign on an erf. Signs directing the public to erven that are for sale, will not be allowed. 4. TENANTS, VISITORS, CONTRACTORS, EMPLOYEES AND ESTATE AGENTS The occupants of any property within the estate are liable for the conduct of their visitors, contractors and employees, and must ensure that such parties adhere to the rules. When letting or reselling a property, it is the current owners' responsibility to inform the estate agents, tenant and / or new owner about the Master Home Owners Participation Manual and Design Standards Guide and any other administrative rules applicable at the time. New Owners / Prospective Buyers of property, Estate Agents and Tenants are all equally liable and responsible, in acquainting themselves and informing all parties concerned, of the contents of this document and all applicable rules. 4.1 4.2 4.3 5. 5.1 5.2 PETS Local authority bylaws relating to pets will be strictly enforced. No person may keep more than two dogs and two cats on the property without written consent from the OWMHOA. Such consent will not be unreasonably withheld, however, subject to the approval of the Tygerberg Administration / City of Cape Town. Poultry, pigeons, aviaries, wild animals or livestock may not be kept without written consent from the OWMHOA, however, subject to the approval of the Tygerberg Administration / City of Cape Town. Pets are not allowed to roam the streets or any public area. Pets have to be walked on a leash in all public areas. Owners have to remove pet deposits from all public areas. Stray pets without identification tags will be handed to the Municipal Pound. 29 September 2002 5.3 5.4 5.5 5.6 5.7 5 5.8 Nuisance pets will be removed by the Tygerberg Administration at the request of the OWMHOA. 6. 6.1 ARCHITECTURAL REQUIREMENTS GENERAL Design principles have been established with the intention to create compatibility of Architectural styles rather than repetition. To encourage a variety within the constraints of these guidelines, interpretation and flexibility is vitally important to achieve a harmonious aesthetically pleasing development character without being excessively prescriptive and without eliminating freedom of choice. The intended style for this development could be defined as that of Ancient English Country Villages and / or Regional Cape Architecture as well as Contemporary Cape Architecture. The guidelines will permit architects maximum freedom with regard to design expression whilst retaining the benefits of overall harmony for the entire development through restrictions on basic materials, fenestration and finishes. The requirements of the Local Authority Town Planning scheme and the National Building Regulations shall apply to all developments. Please note that restrictions pertaining to building lines, heights, building platforms as well as house positions for single and double storey dwellings, apply to all large single residential erven on the boundary of the nature reserve. These restrictions have been documented in the Oude Westhof Design Guidelines’ Site Analysis and must be read with the Master Home Owner’s Community Participation Manual & Design Standards Guide (this document). Specifically excluded elements are listed to encourage flexibility, but prevent drastic style clashes. 6.2 ARCHITECTURAL STYLE Designs derived from Ancient English Country Villages and / or Regional Cape Architecture, including preferred use of gable ends, veranda buildings, Cape Townhouses, hipped roofs with veranda’s, lean to roofs as elements completing a traditional cluster building. 29 September 2002 6 Face brick architecture is the exception and special permission must be obtained from the OWMHOA to erect such a dwelling. The motivation for such face brick architecture must be well founded in the Ancient English Country Village traditional style. EXCLUSIONS: Flat roofs without parapets. Deconstructive Architecture. All Face Bricks which do not conform to the required architectural design style. Samples must be submitted for approval. 6.3 6.3.1 6.3.2 6.3.3 GENERAL REQUIREMENTS Exposed plumbing must be screened from the street. Sketch plans must indicate external finishes and basic colour choice. Cottages, granny flats, outbuildings, and additions have to match the character of the original main building; also refer to paragraph 3.10. Washing yards have to be screened from neighbouring properties by means of walling, 1.8 meter in height. Staff accommodation should be integrated into the overall design and should be further from the street than the main dwelling, unless it forms part of the outbuildings and is adequately screened. TV aerials and Satellite Dish positions have to be indicated on the sketch plans, and where practically possible, should be positioned out of sight. Solar heating panels may not be installed, unless it forms an integral part of the design and must not be visible from the street. All external plumbing must be screened. Geysers and heat pumps of any nature will not be allowed to be installed on any roof. Radio ham Antennae and all other types of antennae will not be permitted without the written consent from the OWMHOA. BOUNDARY WALLS Street boundary walls are not encouraged. No pre-cast concrete walls of any nature will be allowed at any boundary whatsoever. Wood panelling and wood palisade is acceptable. If a street wall is required, it should be designed within the following limitations: a) All walls are to be plastered and painted. 6.3.4 6.3.5 6.3.6 6.3.7 6.3.8 6.4 29 September 2002 7 b) Maximum height of walls to be 1800mm from the natural ground, taking into consideration, practicality, natural elevation and the architectural design. c) The boundary wall may only comprise 40% of the street boundary length. d) Columns / pillars at approximately 3 - 5 m centres should subdivide the balance of the boundary with open timber palisade type fencing or ranch fencing between. e) Maximum height of columns / pillars allowed 2000 mm. f) Maximum height of palisade fencing allowed 1800 mm above the natural ground level. g) Palisade fencing to be painted historic green, black or white. h) The street boundary wall has to be returned on the side boundary until it aligns with either the outbuildings or main dwelling. A solid wall may be built from the return of the street boundary wall to enclose the property. The solid wall has a height restriction of 1800 mm. i) At corner stands with more than 30m total street frontage, entrances have to be defined by means of gate posts / pillars. The remaining boundary should be subdivided with columns at regular intervals as described under point d. above. EXCLUSIONS: Pre-Cast concrete walling of any description. Diamond Mesh Wire fencing, on any boundary. This will only be allowed on a temporary basis, until such time as your immediate neighbour has completed the construction of his dwelling. Upon completion thereof, such wire fencing must be removed immediately. Flora – Hedges, Trees, Plants, Shrubs and any other vegetation which may be used to create any boundary and exceeds the maximum height of 1800mm. Hence, no Flora to exceed 1800mm in height on any boundary. 6.5 GATES Gates have to generally match either the fencing or the garage doors. Sheeting in any form (metal, plastic, fibre cement, etc.) is not permitted in the construction of gates. 6.6 POST BOXES 29 September 2002 8 Brass slot in wall-type preferred. EXCLUSIONS: Free standing boxes or boxes perched on top of walls. 6.7 STREET NUMBERS / HOUSE NAMES Brass and mat black preferred and maximum height of lettering: 250 mm. All lettering and numbering to be horizontally aligned. EXCLUSIONS: Amorphous lettering Italic lettering Ceramic tile lettering Home made lettering Graphical illustrated lettering 6.8 DRIVEWAY PAVING Railway sleepers Brick paving Cobbles Concrete paving with exposed natural pebbles Stone chip with brick edging Natural pebble paving (aggregate disallowed) Premix EXCLUSIONS: Slasto Concrete slabs Crazy paving Chip and Spray 6.9 GARAGES Garages should form part of the overall architectural design. EXCLUSIONS: Pre-fabricated garages Steel garage doors 6.10 SWIMMING POOLS All swimming pools must be sunken below the natural earth level. EXCLUSIONS: Above ground level type pools and Porta Pools 6.11 CARPORTS, PERGOLAS, VERANDAHS AND BALCONIES 29 September 2002 9 These structures must be designed to be sympathetic to the overall architectural theme. Pergolas and carport roofing to be recessed behind a fascia or beam. EXCLUSIONS: Free standing carports. Polycarbonate sheeting, Perspex and fibreglass visible from the street. Shade cloth of any nature. 6.12 AWNINGS Awnings are not encouraged. If awnings are utilised, canvas awnings are preferred and have to match the overall colour theme of the dwelling. EXCLUSIONS: Any awnings which do not match the overall colour scheme of the main buildings / dwellings. 6.13 EXTERNAL WALL FINISHES TO DWELLING Plaster and paint Brickwork with bagging and paint Preferred colours: White or pastel Accent colours as integrated part of the design philosophy EXCLUSIONS: Exposed blockwork Timber Clap Boarding Construction with timber finish Construction with timber logs Clay Face brick - except where the style of the building/s conforms to the required architecture. Also refer to 6.2. 6.14 EXTERNAL BALUSTRADING Natural or painted timber Plastered and painted brickwork Glazing EXCLUSIONS: Steel or aluminium panelling 29 September 2002 10 6.15 WINDOWS AND DOORS The use of Winblocks is not encouraged. Natural and painted timber Dark bronze or black anodised aluminium Epoxy coated aluminium PVC PROPORTIONS: Windows to have a vertical rather than horizontal impact. Vertical dimensions must be equal to, or greater than horizontal dimensions. Minimum wall size between windows to be 500 mm. EXCLUSIONS: Steel window frames External steel door frames Natural anodised aluminium (Silver) 6.16 BURGLAR BARS AND DOORS Only internally mounted burglar bars will be considered. A simple grid pattern, purpose-made to suit the dimensions of the window is preferred. EXCLUSIONS: External burglar bars Externally installed Trellidor / Expanda-gate, roller shutters or similar security system 6.17 ROOF FINISHES Pitched roofs are preferred, with the following materials: Natural slate Fibre cement slate Clay and Cement tiles Natural thatch (these roofs are allowed to have a pitch greater than 45 degrees) Chromodek type sheeting Pitch roofs may not be less than 25 degrees or more than 45 degrees, excepting at verandas. Flat roofs to be concealed behind a fascia, beam or parapet wall and may not be visible from the street. Chromadek type sheeting (black, grey and beige range) or concrete with natural stone chips may be utilised to construct flat roofs. EXCLUSIONS: Unpainted reflective steel roof sheeting 7. ZONING REQUIREMENTS 29 September 2002 11 Rezoning will not be allowed, unless written approval is obtained from the OWMHOA. In addition to this, any proposed rezoning is also subject to approval from all applicable local authorities, Tygerberg Administration / City of Cape Town. 7.1 HEIGHT RESTRICTION Two storeys maximum Ground plus first floor Only with the Local Authority (Tygerberg Administration) approval and the approval of the owners of the neighbouring properties, may the buildings exceed two storeys. Double storey plus attic or basement. Views from adjacent properties will also be considered when adjudicating approval for a second storey. Granny Flats and cottages may be a maximum of 30% of the main building in floor area. 7.2 BUILDING LINES Building lines vary from property to property depending on the development rights of a particular property and have to be ascertained from the Zoning Requirements of the Local Authority. Also refer to item 7.7 7.3 BULK AND COVERAGE Bulk and coverage vary from property to property depending on the development rights of a particular property and have to be ascertained from the Zoning Requirements of the Local Authority. A minimum floor area of 200 sq meters per dwelling is required, excluding outbuildings and garages. Also, refer to 9.6. 7.4 DENSITY The density allowable on the various Group Housing properties is as follows: Erven 216 - 220: 25 units per hectare Erven 221 - 226: 35 units per hectare Erven 227: 22 units per hectare 7.5 STREET NAMES The street names of Group Housing Developments should be sympathetic to the theme of street names of the Oude Westhof Estate, which are wine 29 September 2002 12 cultivars and specific wine brands. Each Group Housing Development will be presented, by the Town Planners (First Plan) or the original Developer, with a choice of ten (10) street names for selection. 7.6 HOME OWNERS ASSOCIATION Each Group Housing development has to have a Home Owners Association which is a member of the Master Home Owners Association. 7.7 LARGE SINGLE RESIDENTIAL ERVEN Please note that restrictions pertaining to building lines, heights, building platforms as well as house positions for single- and double storey dwellings apply to all large single residential erven on the boundary of the nature reserve. These restrictions have been documented in the Oude Westhof Design Guidelines’ Site Analysis and must be read with the OWMHOA Community Participation Manual & Design Standards Guide (this document). A site development plan must be submitted to the OWMHOA prior to the building plan submission on these erven (with sketch plan submission). This site development plan has to indicate contours, building platform heights, building heights as well as proposed landscaping. The proposed structures have to be fully illustrated as well. After approval of the site development plan the working drawings may be commenced with for submission to the Home Owners’ Association’s Consultant Architects and the Local Authority. This submission has to include a land surveyor’s certificate to certify the platform level (height) and position of the building footprint. It also has to indicate contours and proposed landscaping - as with the sketch plans. Also refer to item 9.1. FENCE: The boundary between the large single residential erven on the upper slopes of the development and the adjoining nature reserve has to be fenced, by the Developer, with a transparent fence to the satisfaction of the Head of the Parks Department of the City of Tygerberg. The fence is owned and maintained by the Parks Department of the City of Tygerberg. 7.8 ERF 229 The existing farmstead on this property may have historical value and any potential development on this erf should take cognisance of this fact. Liaison with the National Monuments Council is essential to establish whether the existing structure should be retained in part or in full. 29 September 2002 13 8. 8.1 RESTRICTIONS TO BUILDING CONTRACTOR ACTIVITY GENERAL Certain rules, as set out hereinafter, have been adopted relating to the building contractor’s activity in this development; The intention of these restrictions is to ensure that the least possible disruption is caused to residents by building activities. 8.2 TIMES Building operations is only allowed during the following times: 06h00 - 20h00: Normal weekdays 07h00 - 17h00: Saturdays Special prior permission must be obtained from all adjacent neighbours concerned, and the OWMHOA, if building activities of any nature is anticipated after hours or on Public Holidays. 8.3 SUB-CONTRACTORS All restrictions applying to Main Contractors also apply to Sub-Contractors. 8.4 REFUSE REMOVAL Facilities for refuse storage and removal are to be provided by the Contractor and responsibility for the utilisation of these facilities by the labourers rests with the Contractor. Refuse is to be removed weekly. Refuse may not be burnt on site. 8.5 BUILDING RUBBLE Regular cleaning of the site is imperative during building operations and the site must be kept as clean and neat as possible. The roadway and pavement must be kept clean of all material, rubble and sand at all times. 8.6 DELIVERIES Suppliers providing building material may only deliver such during normal weekdays. The Contractor is responsible to move building materials onto the site when a supplier off-loaded such on the pavement or roadway. 8.7 TOILET FACILITIES 29 September 2002 14 It is the responsibility of the Contractor to provide toilet facilities for the labourers, which must adhere and conform to all local authority regulations. 8.8 SECURITY The Contractor is only allowed one representative on site, in the capacity of watchman, after hours. 8.9 NOTICE BOARDS All Architects, Engineers, Builders, Sub-contractors and Suppliers involved with a specific building project, must consolidate all their boards onto a single board which may be erected on site. Such board must be removed immediately upon the completion of the project. 9. 9.1 PLAN SUBMISSION SKETCH PLANS An original copy (signed by the consulting architect) of the Master Home Owners Community Participation Manual and Design Standards Guide has to be presented when sketch plans are submitted for aesthetic approval as proof of payment for same. Comprehensive sketch plans, including a site plan with contour lines, have to be submitted for consideration. Existing trees, rocks and other natural features should also be illustrated on the site plan. Removal of existing vegetation is not encouraged, but the site plan has to indicate any such removal. The Botanical name of such vegetation has to be notated on the drawings. At least four elevations and one typical section are required. Sections have to illustrate heights in relation to adjacent properties. Preferred colour schemes have to be notated on drawings. A perspective drawing is preferred. Two additional copies of the drawings must be included, one for the consultants' records and one for the Master Home Owners Association. 9.2 AESTHETIC APPROVAL Approvals for sketch plans have to be obtained prior to the commencement of working drawings. Aesthetic approval shall not be unreasonably withheld. The consultant architect will approve or comment on the plan submission within two weeks and a scrutiny fee of R 500.00 per plan (houses) and 29 September 2002 15 R5,000.00 per plan (Group Housing) shall be payable to Axion Architects, before aesthetic approval of the drawings. Any alterations, including pools and any other structures which require local authority approval, must be submitted to the Consulting Architects and the OWMHOA for approval. A scrutiny fee of R500.00 is payable to the Consulting Architects. The aesthetic appearance and architectural character will be scrutinised for approval. All scrutiny fees are payable with the submission of plans. Approval will not be granted unless the applicable fees have been paid. 9.3 WORKING DRAWINGS Before submitting plans to the Tygerberg Administration for approval, one set of working drawings, in compliance with the sketch plans, is required. The Consulting Architect will approve or comment on the plan submission within two weeks and a scrutiny fee of R500.00 per sketch plan and R1,000.00 per working drawing (houses) and R5,000.00 per plan (Group Housing) shall be payable to Axion Architects before approval of the working drawings. A scrutiny fee cheque in the sum of R1,500.00 and in favour of the Oude WestHof Master Home Owners Association must be submitted with the plans to the consultant architect, Axion Architects. All scrutiny fees are payable with the submission of plans. Approval will not be granted unless the applicable fees have been paid. 9.4 NATIONAL BUILDING AND LOCAL AUTHORITY REGULATIONS These regulations, conditions, and constrictions must be adhered to. 9.5 AESTHETIC STANDARDS Every effort will be made to ensure that these standards are observed by all residents. 9.6 BUILDING COMPLETION It is required that the complete / initial building be completed within nine months after commencement of construction. A minimum floor area of 200sq meters per dwelling is required, excluding outbuildings and garages. 29 September 2002 16 Should a building project be phased, written permission from the OWMHOA st must be obtained, and the 1 phase must equal the minimum requirement of 200sq meters, excluding outbuildings and garages. 10. PLAN SUBMISSION ADDRESS All plans (Sketch, Alterations, Swimming pools, Etc.) and working drawings of proposed projects within the Oude WestHof Estate, must be submitted to: Mr. Conrad Lamprecht, Axion Architects 8 Raglan Street, Bellville Tel: 021 949 8980/1/3. Fax: 021 949 8985. E-mail: email@example.com 29 September 2002
"OUDE WESTHOF ESTATE MASTER HOME OWNERS ASSOCIATION (OWMHOA"