CRESCENT WOOD COUNTRY ESTATE RESIDENTIAL DESIGN GUIDELINES
1.1 The controlling authority for the development is the CRESCENT WOOD HOME OWNERS ASSOCIATION (herein after referred to as the CWHOA), who will be responsible for the approval of all plans of buildings on behalf of the seller.
1.2 The purpose of these design guidelines is to encourage individual architecture whilst fostering a unity of materials and finishes to ensure that the overall development harmonizes to create a balanced life style for all residents.
1.3 The construction and improvements should commence within 2 years from the date of registration of transfer of ownership. Should this not be adhered to, the CWHOA will have the right to introduce penalties. In order to reduce inconvenience to neighbours as well as unsightliness, construction should proceed without lengthy interruptions, completed within one year and should be handled in such a way that the end of each phase should be aesthetically acceptable to the CWHOA.
1.4 The design of the dwelling unit and the entire stand should show sensitivity to the existing natural features, flora and topography with the emphasis on natural materials. Permission is to be drafted before existing trees are removed and all existing trees are to be shown on the site plan. Surrounding structures must be taken into account in the design process and shown on the site plan.
1.5 It is strongly recommended that the purchaser engage the services of a qualified architect or registered architectural draughtsman. Further it is advisable that the chosen architect consult with the CWHOA’s architects prior to design of the proposed house to determine the intent of the design parameters set out for the development.
1.6 No erf may be subdivided or rezoned without written consent from the CWHOA. Erven may be consolidated with prior written permission from the CWHOA in which case the owner will be liable for the combined levy pertaining to each particular erf.
1.7 Elevation treatment of all buildings must conform to good architecture so as not to interfere with or detract from the general appearance of the neighbourhood. The CWHOA architects reserve the right to comment on the design to improve the architecture in the interest of all parties.
1.8 The CWHOA reserve the right to alter or amend these guidelines as the need arises.
2. TOWN PLANNING CONTROLS
2.1.1 Maximum dwellings per erf One (except where indicated otherwise)
2.1.2 Maximum height 2 Storeys (excluding roof)
2.1.3 Single storey dwellings Maximum coverage permitted will be 50%
2.1.4 Double storey dwellings The ground floor coverage of double storey dwellings shall not exceed 50% of the area of the erf while the upper level shall not exceed 75% of the ground floor (excluding terraces)
2.2 Building Lines
2.2.1 Single storey dwellings
Street boundaries – 5m
Side boundaries – 2.5m
Back boundaries – 3m
2.2.2 Double storey dwellings (first floor)
Street boundaries – 7m
Side boundaries – 3.75m
Back boundaries – 5m
In the case of corner stands, application can be made for the relaxation of above
3. TREATMENT OF STAND BOUNDARIES
It is appreciated that the diverse nature of single residential neighbourhoods will lead to variety of treatments to be street boundary. Every effort should be made to avoid the hostile “canyon like” effect that high solid walls along streets cause in many residential areas. In order to enhance the appearance of sidewalks and the street scope of the general estate, the following guidelines shall apply.
3.1 Street Boundaries
The street boundaries should be left open. Application can be made for a 1.2 palisade type fence to be used in conjunction with brick pillars. Should further closure become necessary, this must be set back 5m from the street boundary and may be a maximum height of 1.8m.
3.2 Side Space
The side walls between properties may be a maximum of 1.8m high over the extent of the boundary except for the last 5m adjacent to the street boundary, where item 3.1 will apply. Application can be made for relaxation to 2.1m height.
3.3 All boundaries bordering onto parks and storm water green belts will be handled in the same way as street boundaries as mentioned under item 3.1.
4. BUILDING DESIGN GUIDELINES
4.1 All plans must be prepared by a Registered Architect or a Registered Architectural Draughtsman and submitted for approval to the Architect on record assisted by CWHOA Architects (see item 9 – Building Plan Submission). Only after this approval has been obtained can plans be submitted to the local authority. It is the owner’s responsibility to ensure that all plans are submitted and approved by both authorities prior to construction.
4.2 The privacy of surrounding properties should be considered. As a general rule no windows or balconies on the upper storey should overlook the living space of the adjacent dwelling, next to or behind it.
4.3 No staff accommodation should be nearer to the street than the main building unless contained under the same roof or integrated into the overall design.
4.4 Staff accommodation and kitchens areas should open onto screened yards.
4.5 Out-buildings and additions should match the original building design and style, elevation and materials usage. No flat roofed carports will be permitted unless it matches and blends with the design of the main dwelling.
4.6 Washing lines and refuse areas must be screened off with a wall of the same material as the external finishes of the house.
4.7 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).
4.8 No pre-fabricated garden sheds or “Wendy Houses will be allowed on the Estate.
4.9 No shade netting, flat or lean-to steel structures may be used for carports or any other coverage.
4.10 Solar heating panels, if used, should be incorporated into the building and form part of the basic structure and should be clearly shown and annotated on the approval drawings.
4.11 Awnings, TV aerials, air conditioning units, satellite dishes and other items, which do not form part of the basic structure, are to be clearly shown and annotated on the approval drawings.
4.12 No exposed plumbing will be allowed and washing lines should be fully screened and not visible from the street elevations and other elevations onto adjoining properties.
4.13 No deviations from the approved drawings will be permitted unless the deviation is re-submitted and approved in writing prior to construction.
4.14 No dwelling unit (except group stands) may be smaller than 150m2 excluding garages and out-buildings.
5. APPROVED BUILDING MATERIALS
5.1 Roof Covering
5.1.1 The following roof coverings will be allowed:
• Cromadek roof sheeting
• All concrete roof tiles
• Slate roof tiles
• Flat concrete roof with non-reflecting finish
• Fibre cement roof tiles
All roof colours must be natural colours and approved by the CWHOA Architects.
5.1.2 The following roof coverings will NOT be permitted:
• Unpainted galvanized roof sheeting
• Flat steel roofs
• Fibre cement sheeting
• Thatch roofs
5.1.3 No unpainted galvanized gutters and drain pipes will be permitted. All exposed gutters and rainwater goods to be factory painted to match the colour of the building.
5.2 Structural and Screen Walls
5.2.1 External masonry walls to houses must be 230mm thick and may be face brick, plastered or bagged, but colours must be submitted for approval.
5.2.2 Face brick to be used may be of an autumn range of colours, but samples must be approved by the CWHOA Architects.
5.2.3 Natural stone and other stone will be permitted but samples must be approved by CWHOA Architects.
5.2.4 Selected semi-face bricks with autumn colours as approved by CWHOA Architect.
5.2.5 Screen walls may be 115mm thick with intermediate columns, but must terminate with a 230mm column and finished on both sides.
5.2.6 Any other building materials must be approved by CWHOA Architects.
5.3 Architectural Elements and Details to be used
5.3.1 The following very typical elements could be used but in a modern application:
• Autumn colour slate tiles
• Textured plaster
• Light autumn colours for walls.
5.4 Paving and Landscaping
5.4.1 Landscaping Installation Guidelines
5.4.1 Landscaping on sidewalks must be undertaken within the integrated landscape language of Crescent Wood Country Estate, to be approved by the CWHOA Architects
5.4.2 The landscaping theme of Crescent wood Country Estate is to be encourage the use of indigenous trees and plants.
5.4.3 All driveways must be fully paved. Driveway widths are limited to 5000mm at the junction with the public road. Preferences will be given to clay brick paving, coloured interlocking or cable stone but no solid concrete paving will be allowed. The paved sidewalk must take priority over the driveways.
5.4.4 The use of hedgerows is recommended and the planting of indigenous trees and shrubs is encouraged where possible. Trees planted in the road reserve must follow the guidelines set for that street.
5.4.5 Planting and hedgerows are also encouraged where palisade fencing is used.
5.4.6 No trees, plants or sidewalk lawn may be removed without the permission of the Estate Manager.
5.4.7 No shrubs, trees, flowers or plants may be planted on sidewalks without the prior approval of the Estate Manager or the Board.
6. PROHIBITED BUILDING MATERIALS
6.1 To allow for diversity and interest, a variety of individual architectural designs and building combinations will be encouraged. In principle, no limitations are placed on building materials other than the following items:
6.1.1 Unpainted plaster (except cement oxide or if shown on approved elevations).
6.1.2 No precast concrete walls will be allowed.
6.1.3 Unpainted reflective metal sheeting.
6.1.4 Wood panel fencing.
6.1.5 Razor wire, security spikes or similar features.
6.1.6 Thatch roof lapas.
6.1.7 No steel carport will be allowed.
6.1.8 No exposed sewage pipes will be allowed.
7. CONSTRUCTION ACTIVITIES
As the building within the residential estate will be constructed over a considerable time period, the following guidelines have been formulated for the benefit of residents.
7.1 All building materials are to be stored within the erf boundary, no material may be off-loaded onto the road or road reserve.
7.2 No advertisement or sub-contractors boards will be permitted. Only the approved contractor/ professional board will be permitted. (See drawings attached).
7.3 No workmen will be permitted on site between the hours of 18:00 and 06:00. With prior arrangement with the CWHOA, a night-watch man may be permitted to remain on site to safeguard building materials.
7.4 All contractors will be required to provide screened chemical ablution facilities for the workmen and sub-contractors under his control.
7.5 Construction hours are restricted to the hours between 06:00 and 18:00, Monday to Friday. No construction activity may take place on Public Holidays, Saturdays and Sundays.
7.6 Delivery routes and hours may be defined from time to time by the CWHOA and all Contractors are to obtain these restrictions from the Sales office.
7.7 Fines may be levied from time to time by the CWHOA for contractors and delivery vehicles that spill material en-route, damage roadways and kerbs, stain tarmac and generally create a nuisance within the Estate.
8.1 The developer will secure the entire township from the onset of it by constructing a security wall around the entire estate.
8.2 It is recommended that the home owner or his architect discuss his concept with the supervising architect at an early stage to avoid unnecessary delays and thus obtain the best architectural result.
8.3 No boreholes will be permitted, as there may be boreholes in the township to feed all water features in communal areas.
8.4 The CWHOA will be responsible for the maintenance of the street paving as well as the street lights.
9. BUILDING PLAN SUBMISSION
The following must be adhered to before building plans will be considered for inspection:
9.1 A plan approval fee per even must be paid to the CWEHOA Architects on submission of plans
9.2 A building performance deposit of R6000.00 must be paid and it will be held in trust (interest free) on behalf of CWHOA.
9.3 The deposit amount will used in the event of there being 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 which may have been issued.
9.4 The deposit of R6000.00 may be used as a “roll over” basis for up to four houses by a multiple housing developer or contractor to the discretion of the CWHOA.
9.5 The building performance deposit shall be released subject to the presentation to the architect of the occupation certificate, and shall only be refunded within 14 days once the above documents and correctly completed and submitted.
9.6 The CWEHOA reserves the right to prevent the occupation of any home(s) if the above is not fully adhered to.
9.7 All plans necessary for the local authority, approval must be submitted together with an additional rendered paper copy to be kept for record purposes by the CWHOA. A plan approval fee from the local authority is for the building owners account.
9.8 The following items must be clearly shown on the plans for approval by the CWHOA Architects:
• Area of dwelling including patios and out-buildings
• Coverage (%)
• All external finishes including a colour specification (coloured in plans and elevation)
• Boundary wall / fence details including elevations
• Drainage and how it is concealed
• Colour site plan, showing the landscaping, building lines, drive ways and all existing trees
9.9 A signed copy of these guidelines by the owner of the erf is to be submitted together with the plans for which approval is sought.
The above document is fully understood and the contractor and owner undertake to comply with the above items, in addition to any further controls which may be instituted by the CWHOA or the Developer 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 they are binding in all aspects on the buyer or lessee.
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