VANILLA STREET HOME OWNERS ASSOCIATION

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					ARCHITECTURAL DESIGN GUIDELINES

VANILLA STREET HOME OWNERS ASSOCIATION

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OUTLINE The following represents the basic architectural environmental guidelines as laid down by the Developer. and

These requirements are in addition to the Local Authority’s regulations, which regulations take precedence where applicable. The Home Owner’s Association reserves the right to make any addition or alteration to these standards that in its opinion are necessary to preserve the architectural style and character of the Development subject to the Local Authority’s approval. The Home Owner’s Association in its entire discretion may grant waivers of any specifications where such waivers are considered justifiable and reasonable subject to the Local Authority’s approval. Any additions or alterations to standards and granting waivers of any specifications are subject to consent of the Local Authority. All design plans for construction must be prepared by registered architects, except in special cases with the approval of the Home Owner’s Association.

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ENVIRONMENTAL OBJECTIVES To appreciate the planning objectives of the development and its environmental context we refer to Silversands Viability Report - Nov 2001 and summarize its main objectives. 2.1 The main design objective of the development is to create a living environment conducive to community activity and a high level of social communication. Every dwelling unit is ground related encouraging pride in ownership and personal responsibility for the environment. Positive levels of interface between private and public space is promoted with emphasis on urban continuity. Public open space is evenly interspersed amongst private dwelling units, encouraging intensive use as playgrounds and public meeting places. A hierarchy of public space provides opportunity for various forms of public participation.

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A high level of security is ensured by the density of development as electronic surveillance and restricted entrance. A hierarchy of roads provides ease of restricting traffic on the internal road system. access yet

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Continuity of vegetation and tree planting is encouraged by an open approval between public and private space.

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ARCHITECTURAL OBJECTIVES 3.1 The remaining portions of the Bo-Kaap provide us with excellent examples of social architecture and serves as inspiration for the development of Bardale Village. The density of housing, the juxtaposition of private and public domain and the development of continuity of stoeps promote interaction between neighbours and passers-by. 3.2 In the development of Bardale Village the juxtaposition of double and single storied buildings is important. The monotony of continuous single-storied buildings is avoided by the intersperse of double-storied buildings. In the further development of the Village the facades of the total streetscape needs to be taken into consideration. The concept of the Village is based on a wall architecture i.e. one in which the roof is negated and the wall element dominates. In this type of Architecture the height to width relationship needs careful study as well as the solid to void relationship of the facade. The facades of individual buildings need to be sympathetic to the total streetscape. Although only one type of gable end was used in the first prototype buildings, a number of variations are proposed in the Viability Report - Nov. 2001. The particular Gable Type and Streetscape must be approved by the Developer of Bardale Village. (See Annexure A) No deviation from the aesthetics of the Show Village will be allowed without the consent and approval of the Home Owner’s association and is subject to the local Authority’s approval.
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MATERIALS AND FINISHES 4.1 STRUCTURE 4.1.1 All footings are to be a minimum of 600mm wide and 220 deep unless otherwise directed by an engineer. All footings to be concrete in 1:3:6 mix and unreinforced unless the nature of the ground is such that reinforcement is required. 4.1.2 Concrete ground slabs are to be 100mm thick laid on SABS approved 250 micron D.P.M. 4.1.3 Suspended floors are to be “Topfloor” pre-stressed pre-cast slabs (or approved equivalent) 1 200mm wide x 150mm thick supported on load baring walls. 4.1.4 Staircases to be pre-cast approved equivalent). 4.2 WALLS All bricks to be “Columbia” super maxi, maxi or imperial cement bricks (or approved SABS equivalent) in accordance with SABS. Brick reinforcement every four courses. External walls shall be cavity walls with all the necessary DPC as per the requirements of the NHBRC. Internal walls, single brick. Damp Proof course to all walls to be “Brickgrip” 375 micro 4.3 PLASTER All walls to be plastered to a minimum thickness of 15mm compo plaster. Copings of the walls shall be formed according details provided by the Architect. Plaster bands to doors and windows to be 100mm wide and stand proud of plastered walls. 4.4 ROOFS Roof sheeting to be “Kliplok 700" profile 0.5mm thick with “Zincalume” finish on purlins at 1,200 c to c maximum. Roof pitches are to be 3° to 5° mono-pitches expressing gable ends. “Econo Stairs” (or

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GUTTERS AND DOWNPIPES Gutters and down pipes are to be P.V.C. with gutters being 100 x 75mm down pipes 75 x 75mm secured to walls with square down pipe clips.

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WINDOWS Windows are to be WINSTERS as manufactured by the Swartland Group to S.A.B.S. 1S0/9002 standard or approved equivalent.

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EXTERNAL DOORS All external doors are to be meranti manufactured in accordance with Architect’s details and finished with clear varnish.

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PAINTING EXTERNAL All external walls are to receive one undercoat and two finishing coats of acrylic paint as approved by the Developer. All colour to be approved by the Home Owner’s association.

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INTERNAL FINISHES All internal finishes are allowed to be according to the house owners’ preference. A list of internal finishes must however be submitted to the Home Owner’s Association for approval.

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ALTERATIONS AND ADDITIONS 5.1 No alterations or additions to any of the dwelling units will be permitted without prior application to and approval by the Home Owner’s Association. Any building work approved by the Home Owner’s Association will nevertheless be constructed in and finished with the materials as specified in this document. All gable walls will be built as per the existing prototypes and according to the dimensioned drawings given. Garages and/or carports will only be allowed with the permission and approval of the Home Owner’s Association
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and must be constructed according to the prototypes approved by the Home Owner’s Association. 5.5 5.6 No external built fireplaces (braais) will be permitted on individual erven. Home owners will not allow graffiti or painted decoration to external or boundary walls and will remove same at their cost when ordered to do so by the Home Owners Association. Television and Radio antennae and dishes will not be fixed to gable walls and will, as far as possible, be hidden from view from the street. Approval for such item must be given by the Home Owner’s Association in writing. Dwelling names, street numbers and post boxes must be kept as discreet and as uniform as possible and can only be affixed with written permission of the Home Owner’s Association. No spikes, barbed or razor wire or electrified wires will be allowed on the top of walls or as boundary fencing.

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APPROVAL

Plans, sections and elevations all to a scale of 1:100 as well as a detailed specification of materials are to be submitted to the Home Owner’s Association for approval before submission for City Council approval.

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Description: VANILLA STREET HOME OWNERS ASSOCIATION