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							      ARCHITECTURAL DESIGN GUIDELINES




VANILLA STREET HOME OWNERS ASSOCIATION
1.   OUTLINE

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

     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.



2.   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.

     2.3   Every dwelling unit is ground related encouraging pride in
           ownership and personal responsibility for the environment.

     2.4   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.

     2.5   A hierarchy of public space provides opportunity for
           various forms of public participation.
     2.6   A high level of security is ensured by the density of
           development as electronic surveillance and restricted
           entrance.

     2.7   A hierarchy of roads provides ease of              access   yet
           restricting traffic on the internal road system.

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



3.   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.

     3.3   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.

     3.4   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)

     3.5   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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4.   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 un-
                 reinforced 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       “Econo    Stairs”   (or
                 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.




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     4.5   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.

     4.6   WINDOWS

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

     4.7   EXTERNAL DOORS

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

     4.8   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.

     4.9   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.



5.   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.

     5.2   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.

     5.3   All gable walls will be built as per the existing prototypes
           and according to the dimensioned drawings given.

     5.4   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   No external built fireplaces (braais) will be permitted on
           individual erven.

     5.6   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.

     5.7   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.

     5.8   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.

     5.9   No spikes, barbed or razor wire or electrified wires will be
           allowed on the top of walls or as boundary fencing.


6.   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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