DESIGN CODE - Zululamizululamiestate.co.za/wp-content/uploads/2019/10/... · lat roo or plate roos...

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DESIGN CODE October 2019 Revision 01

Transcript of DESIGN CODE - Zululamizululamiestate.co.za/wp-content/uploads/2019/10/... · lat roo or plate roos...

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D E S I G N C O D EO c t o b e r 2 0 1 9

R e v i s i o n 0 1

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ZULULAMI LUXURY COASTAL ESTATE

CONTENTS 01

_INTRODUCTION Vision 02

_SITE CONSTRAINTS 03 Town planning regulations Additional controls Site Development Layout 04

_RECOMENDED DESIGN PRINCIPLES Summary 05 Of Building - design principles 06

_SUSTAINABILITY Energy Efficient Design - SANS XA 08

_AESTHETICS 09 Specific Exclusions General Inclusions Colour Pallette 16

_LANDSCAPING RECOMENDATIONS Overview - see Landscape Code 18 _REVIEW SUBMISSION PROCEDURE Zululami Panel of Architects 19 List of Approved Architects 20 Rules applicable for Architects 21 Format of Review Submission 22 Review submission fees 23 Local Authority 25 Commencement of Construction 26 SDP - MDR sites 28

_CHECK-LISTS Special Residential Sites MDR sites

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INTRODUCTIONVISION

“BETWEEN NATURE - FOREST, SKY & SEA”

_To create a holistic living enviroment through the rehabilitation of the surrounds through indigneous landscaping, wetland & forest revival and the promotion of sustain-able community living on the North Coast. The use of natural materials & complimenting colour palettes enhancing the visual uniformity within the sub-tropical landscape. A “non-architecture” that celebrates spatial experience, openess to nature, maximising views, climate and coastal lifestyle - ultimately developing an architectural expression that is current & local.

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ZULULAMI LUXURY COASTAL ESTATE

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SITE CONSTRAINTSDENSITY ZONE MAXIMUM PERMITTED BUILDING LINES

Special ResidentialFAR 0.35COVERAGE 30%HEIGHT 2 storeys - 7.6 metres*above natural ground level to eaves

FRONT 7.5 metresSIDE & REAR SPACE 2.0 metres

IntermediateResidential (MediumDensity Residential)

FAR N/ACOVERAGE 30%HEIGHT 2 storeys - 10.6 metres*above natural ground level to ridge line

FRONT 7.5 metresSIDE & REAR SPACE 4.5metres

TOWN PLANNING REGULATIONS

03

ADDITIONAL CONTROLSMINIMUM AREAS

PER DWELLING: minimum area for a single dwelling is 150sqm excluding garages & verandahs (this applies to sites zoned SR) minimum area for MDR sites is 80sqm per unit excluding garage & verandahs

PARKING: SR: minimum single garage & one off street parking per unit IR (MDR): minimum single garage or carport per unit & a suitable visitors parking

at a rate of 1 car space for every 2 units provided that the additional car spaces are not placed on the private open area

NOTE: Relaxation of any indicated buildings lines will require consent from all the affected neighbours & the Design Review Committee of the AssociationNOTE: The Design Review Committee & the Association will support the relaxation of build-ing lines on SR sites up to 5 metres road frontage (access from bottom of site) & 3 metres road frontage (access from top of site & steep slopes)

SOFT SURFACES: 30% of the total area of the site must be comprised of “soft surfaces”PLANTING SERVITUDES: as per Landscape Code3.0metres (access from bottom of site) 2.0metres (access from top of site) 3.0metres on MDR sites (road frontage) 3.0metres on MDR sites when bordering existing neighbouring forest areasROOF PITCH RESTRICTIONS: sites accessed from the bottom restricted to a roof pitch of 22 degrees or less (steeper roof pitch-es are subject to approval in relation to neighbouring property heights)DESIGN PRINCIPLES: at least one of the “design principles” stipulated in the Design Code to be implementedMDR SITES: (applicable to MDR ONLY)Massing - cluster or “village-like” massing to be implementedHeirarchy of public spaces - intergration of public & green spaces to be implemented

boun

dary

line

boun

dary

line

boundary line

2.0m building line

2.0m

bui

ldin

g lin

e

2.0m

bui

ldin

g lin

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7.5m building line

3.0m planting servitude

boundary line

3.5m

driv

eway

garage

building

35% soft surfaces

35% soft surfaces

boundary line

boundary line

boun

dary

line

boun

dary

line

4.5m

bui

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4.5m

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unit

unit

unit

unit

gara

ge

gara

ge

gara

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7.5m building line

parking parking parking

4.5m building line

2.0m

ht

boun

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3.0m

pla

ntin

gse

rvitu

de

7.5m

bui

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planting

terraced retainingwalls

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equal fill

equal cut

*principle of equal cut & fill relative to the overalllength & width of specific site

terraced site

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building

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height restricttion

height restricttion

3.0m planting servitude

3.0

m p

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itude

3.0m planting servitude

fig 01: Typical diagram illustrating the SR site constraints

fig 02: Typical diagram illustrating the MDR site constraints

ZULULAMI LUXURY COASTAL ESTATE

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SITE DEVELOPMENT LAYOUT - revised layout to be updated as soon as available

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ZULULAMI LUXURY COASTAL ESTATEfig 03: Site Development Layout

N

51437 UNITS

49722 UNITS

51322 UNITS

50151 UNITS

51235 UNITS

51124 UNITS

510509

508507506

1182

1224

OPEN SPACE

FUTURE PHASE

OPEN SPACE

BEACHPAVILION

OPEN SPACE

OPEN SPACE

FORESTPAVILION

1272

OPEN SPACE

1614

1644

1681

15701582

The depictions herein are for illustration purposes only and are subject to change without prior notice.

PHASE 2

N

The depictions herein are for illustration purposes only and are subject to change without prior notice.

50151 UNITS

1182

1224

OPEN SPACE

FUTURE PHASE

OPEN SPACE

BEACHPAVILION

OPEN SPACE

OPEN SPACE

FORESTPAVILION

1272

OPEN SPACE

1570

1614

1644

1681

1582

PHASE 2

49722 UNITS

51437 UNITS 513

22 UNITS

1224

OPEN SPACE

OPEN SPACE

51235 UNITS

51124 UNITS

510509

508507506

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RECOMMENDED DESIGN PRINCIPLESSUMMARY

of LANDSCAPE

- Rehabilitation of forest & wetlands

- Site zoned appropriate to micro-locationForest

Wetland

- Nature is dominant over building

of BUILDING

- Relationship between space and nature is maximisedLarge openings create visual + spatial connection to outdoors

- Passive design principles are emphasizedLarge, deep overhangs

CourtyardsVerandahs

Green, planted roofs

- Finishes are naturalStoneEarth

ConcreteTimber

of EXPERIENCE

- Outdoor activites for children & adultsWetland walkways & bird hides

Running/cycling trackOpen-air amphitheatre

- Forest & Beach Pavilions

- Sporting facilities

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ZULULAMI LUXURY COASTAL ESTATE

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OF BUILDING_relatiionship between space & natureSEAMLESS RELATIONSHIP• Enhance spatial and visual relationship between indoors and outdoors• Street interface layered with levels of greenery - planting servitude• Large glazed openings onto lush landscaped gardens• Promote outdoor coastal living• Nature dominant over buildings• Maximise natural light & ventilation• Promote sustainabilty

ree pla te roo s allo iterr pte vie s or ho ses a ove crease accessi le & sa le space at ral i s latio ro oti co servatio & reha iliatatio o at ral s rro s ha ci vis all o i a ce o la scape

06

OF BUILDING_planted “green” roofs

fig 05: Typical diagram illustrating the principle of planted “green” roofs

fig 04: Typical diagram illustrating the principle of a seamless relationshipbetween space & nature through large glazed openings etc.

ZULULAMI LUXURY COASTAL ESTATE

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MINIMAL PALETTE OF MATERIALS ha ces vis al architect ral i te rit reates ifie aesthetic ithi each i ivi al il i as ell as e tire estate ro otes spacial o ects ithi the esi ro otes li earit ithi the esi olo r palette co pli e tar to at ral s rro s re s & earthto es

NATURAL MATERIAL FINISH TO RETAINING WALLS• Retaining walls to be stone, earth or concrete - “of the earth”

OR “green” walls - vertical gardens, stepped planted retaining walls, planted loffelstein walls

COURTYARDS a i ises at ral li ht & ve tilatio is al li to at re thro h pla te co rt ar s ha ces i oor o t oor relatio ship llo s or secl e livi space ro a eather ro ote cross ve tilatio & at ral cooli

VERANDAHS a i ises o t oor livi rea s o assi o il i a so te s aca es ro otes la eri o spaces thro h variet o aterials rotective la er to lar e la e ope i s sha e & filtere li ht

APPROPRIATE ORIENTATION il i s opti all orie tate to a i ise sea & orest vie s at ral li ht at ral

ventilation & protection from bad weather pti al orie tatio to pro ote o rishi o at ral la scape

USE OF WATER ELEMENTS FOR NATURAL COOLING

HIGH-LEVEL WINDOWS FOR RELEASE OF HOT AIR

07

OF BUILDING_continuous surfaces

OF BUILDING_pasive design principles

fig 06: Typical diagram illustrating the principle of continous surfaces & use of a minimalpalette of materials

fig 07: Typical diagram illustrating the principle of a “green” courtyard space

ZULULAMI LUXURY COASTAL ESTATE

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SUSTAINABILITYENERGY EFFICIENT DESIGN - SANS XAThe Design Code is ideally suited for architects to respond positively to limit energy wastage and to reduce a generally negative impact on the environment.Notwithstanding the relevant legislative restrictions contained within the Building Contral Act and in particular SANS 10400 XA “Environmentally Sustainability and Energy Usage in Buildings” and “SANS 204 Energy Efficiency in Buildings” to which architects are required to respond, the Association requires that all designs offer a comprehensive design solution that embraces elements of sustainable design as much as possible.

Through the encouraged implementation of sustainable principles below:

at re la scape o i a t over il i la te co rt ar s se o ater ele e ts ie po s re ectio pools to pro ote at ral cooli ro

prevailing winds viro e tal co trol thro h lo vre per olas & scree s o i ter al spaces to have e ective cross ve tilatio esi to avoi se o

airconditioning) to promote natural heating & cooling la te roo s e tire or portio o roo ar e overha s i hlevel i o s to pro ote release o hot air hic alls o est aca es & eep recesses a i i e at ral li ht lar e la e pa els s li hts or er i o s clerestore

windows/glazed gable ends lter ative ater heati s ste s solar or heat e cha ers re ater s ste s se or ar e irri atio ai ater harvesti er ro ater ta s pre ere positio s to e i icate

on drawings er e ficie t applia ces & li hti olar pa els avoi ei visi le ro the street positio i to e sh ith roo & to

be approved by Design Review Committee)

NOTE: Each application must indicate its sustainable approach in addressing the principles above. A brief design analysis is to be submitted with each appli-cation.

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ZULULAMI LUXURY COASTAL ESTATE

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AESTHETICSROOFSPECIFIC EXCLUSIONS

o e i eaves i re ce e t or cla roo tiles ar e e pa se o o e roo or isco ra e a sar or a rel roo or s orte cochere hatche roo s o pai te or re ective aterials colo r other tha those approve

WALLS

09

GENERAL INCLUSIONS

lat roo or pla te roo s pla te roo s e co ra e i visi le ro the street or above) lat roo s i ot pla te to e covere ith re charcoal sto e chips shar s o slate a le e s roo or s la e or e close o opitche & pitche roo or s at i pitch 5 degrees itche roo or s at a pitch 35 degrees (max. width of building 7metres &

subject to approval by DRC) i ple hippe roo or s ar e overha s here appropriate lippe eaves allo e era ahs tters po ercoate to atch roo colo r co ceale tters pre erre o ceale o pipes e co ra e ai ater oo s s pathetic to all colo r liplo a o hei i or si ilar approve profile pre erre profiles profile corri ate sheeti a e pitch s li hts

NOTE: all sites accessed from the bottom are restricted to a roof pitch of 22 de-grees or less (steeper roof pitches in relation to neighbouring property heights & views are subject to approval at the discretion of the Design Review Committee)

NOTE: All roofs to comply with SANS 10400_L & SANS XA

SPECIFIC EXCLUSIONS

rtificial cla i or er oi s cre ellatio s & r stificatio terior arches ace ric e pose ric or i hl re ectice s r aces r ate o l i s s rro s or a s aro ope i s laster tech i es t li e col s iter pte la le ths e cee i 4m colo r other tha those per itte

GENERAL INCLUSIONS

alls as co ti o s ele e ts applicatio o aterials & or s e co ra e ccepte fi ishes i cl e o sh tter co crete ti er cla i tec cla i ric

smooth plastered, bagwash plaster, painted brickwork ree eat re alls pla te alls ree e loc specific i ple e tatio o approval o aesthetics co ittee terra ea at ral roc sto e alls loose pac e a e earth alls eat re all or ele e t ie e tire ho se

NOTE: All walls to comply with SANS 10400_K

ZULULAMI LUXURY COASTAL ESTATE

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AESTHETICSDOORS & WINDOWSSPECIFIC EXCLUSIONS

rche i o s r lar ars otta e pa e irc lar or tria lar i o s lass loc s ti er ello or re ti te stai s laster s rro s a s r ate o l i s & s rro s i te re ective or colo re lass aterial or colo r other tha those approve

VERANDAHS, DECKS & PERGOLAS

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GENERAL INCLUSIONS

ar e la e ope i s e co ra e are or recta lar ope i s & shall co pli e t each other i esi & proportio o ceale sli i oors e co ra e ivot oors la e or soli ti er pa el ti er lo vres scree s are e co ra e ti er sh tters o ercoate al i i ee approve colo rs ti er at ral or pai te

NOTE: All doors & windows to comply with SANS 10400_N & XA

SPECIFIC EXCLUSIONS

ecorative col s recast co crete col s oli e clos re i cl i lass o a vera ah or patio rorietor a i str ct res retracta le or fi e ttache ra e vera ahs or alco ies stic lo or pole co str ctio ha e cloth ti s or latte tai e ec i ello or re ti te stai s roe ie lace or a e cessive a or e t

GENERAL INCLUSIONS

VERANDAHS vera ahs or vera ah t pe spaces e co ra e to pro ote i oor o t oor li li i or fi e ti er lo vre scree s to protect ro prevaili i s e co ra e

DECKS at ral le t to eather at rall ala ec i pre erre arie ec levels e co ra e steppe all stra es s e firepit seati areas

planters, cut outs in decking for trees & planting etc.PERGOLAS i er posts li ht ei ht i er lo vre per olas e co ra e le t to eather at rall pre erre i ht ei ht steel str ct re per olas pai te to atch or co pli e t the overal e-

sign) la te per olas & scree s are e co ra e

ZULULAMI LUXURY COASTAL ESTATE

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BALUSTRADESSPECIFIC EXCLUSIONS

ecorative etal ro ht iro olishe stai less steel oli ric al stra es o ro level esi al stra es tai less steel al stra e fi i s tri s

GARAGES & CARPORTS

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GENERAL INCLUSIONS

teppe al stra es e co ra e lass al stra es

NOTE: fixing clips to be powdercoated to match alumium colour used or con-cealed fixing preferred la ters as al stra es is all li ht ei ht al stra es e co ra e

NOTE: All balustrades to comply with SANS 10400_DNOTE: All balustrade designs are subject to approval by the Design Review Committee

SPECIFIC EXCLUSIONS

teel ra e sha eports & te porar carports e porar str ct res o a escriptio i e e i i t or e o se ree sta i carport ol cart port a a e o lapa a or sha e a i s

GENERAL INCLUSIONS

ara e oors a ot ace the street less treate as a co ti o s ele e t see fi & fi thro h se o cla i ori o tal slatte har oo at ral ti er or pai te ti er oors pre erre etal slatte oors o approval pai te as per approve colo rs i re lass oors o approval pai te as per approve colo rs arports to e treate as a etaile per ola co pli e ti the overal esi

NOTE: Garage doors may face the internal roads within the MDR sites but NOT the estates main roadsNOTE: Boats, caravans, camper vans, motor cycles and quad bikes, or any trail-er must be screened from view

fig 08: Typical diagram illustrating garage door perpindular to the road fig 09: Typical diagram illustrating garage door concealed with timber cladding as a continous element

ZULULAMI LUXURY COASTAL ESTATE

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DRIVEWAYSSPECIFIC EXCLUSIONS

ar ac asphalt rive a s ONLY PERMITTED WITHIN MDR DEVELOPMENTS WITH parking areas, driveways off main roads, walkways, crossings etc. aspaving/softer surfaces (to be approved by DRC)

GENERAL INCLUSIONS

l o e rive a access per site rive a e tra ce to e 90 degrees with the road frontage. The driveway width over

the verge and services must not exceed 3.5metres on a SR site & 5.0metres on a MDR site rive a e tra ce ra ie t ro the e e o the roa p to the site o ar st

be 1:6 gradient rive a ra ie t ot to e cee 1:6 or the first 10metres inside the property rive a s a o l e pave ith SMARTSTONE paduan pavers, SMARTSTONE

terazzo pavers, concrete grass pavers or cobblestone or other approved approved colour: Charcoal or Natural Cement ONLY (herringbone pattern preferred) ravel rive a s allo e e i re ire t pe si e & colo r to e specifie o crete strip rive a s allo e pose a re ate rive a s allo e co i atio o te t res & pla ti la scapi allo e

BOUNDARIES, RETAINING WALLS, NATURAL BANKS & COURTYARDSSPECIFIC EXCLUSIONS

o o ar alls or e ces to roa ro ta e o o ar e ces o l allo e i approve ie aro s i i pools & or the

co fi e e t o pets etc st e ithi il i li es rtificial cla i or aterials to alls arth or a la scapi e croach e t over the site o ar itho t

written consent.

GENERAL INCLUSIONS

COURTYARDS la te co rt ar s e co ra e o rt ar ro t all set ac & ot e cee i 1.8m height (if applicable to design) i er scree alls e co ra e cree pla ti et ee properties Clear View type fencing or other mesh type fencing on approval allowed within

building lines on side & rear boundaries - Colour black

RETAINING WALLS r stac retai i alls at ral roc errace retai i alls ith pla ti see fi la te hollo r stac retai i all see approve pla t list i Landscape Code o l he appropriate orie tatio & specifie pla t t pes a i retai i all hei ht o 2000mm a io alls se o locall so rce roc

fig 10: Typical diagram illustrating stepped retaining wall & site contraints (site access from bottom of site)

fig 11: Typical diagram illustrating cut & fill principle

ZULULAMI LUXURY COASTAL ESTATE

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EXTERNAL LIGHTING

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SPECIFIC EXCLUSIONS

e ter al li hti that a ca se a isa ce to a ei h o ri properties or is hazardous and blinding to any motorist in any road per a e t ecorative t pe air li hts or estive seaso li hts a o l

be displayed for a period of 20 days) a other li hti ot liste i specific i cl sio s street li hts covere car oar sha e cloth or a other aterials as a e ector ollipop or victoria t pe la ps a hi h li hts or a other li hts co si ere

o e sive or a a er to roa tra fic a pe estria s harsh oo li hts or pli hti less other ise approve the Design Review

Committee & the Association) olo re li hti cessive li ht poll tio

GENERAL INCLUSIONS

terior li hti o il i s a il i ele e ts is per itte o applicatio to the Design Review Committee & the Association er ro th la scapi li hti is per itte o applicatio to the Design Review

Committee & the Association olar po ere li hti ie t t pe o li hti e co ra e

ollar t pe li hti ot hi her tha 500mm er ro th tree li hti o applicatio

ZULULAMI LUXURY COASTAL ESTATE

NATURAL BANKS a scape at ral a s e rees are pre erre over ilt retai i str ct res ll c t a s co str cte are to co pl ith & re latio s as ell as

good engineering practice (to be indicated on all drawings)

OTHER

SPECIFIC EXCLUSIONS

ar e o es reli io s stat es or a e ts a s a poles a a other or a e ts or stat es ot specifie er specific i cl sio s

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SWIMMING POOLS & WATER FEATURES

he o er o a site hich co tai s a s i i pool shall e s re ea s of a wall or fence that no person can have access to such pool from any street or public place or any adjoining site other than through a self-closing & self-latching gate with provision for locking in such wall or fence :

rovi e that here a il i or s part o s ch all or e ce access a be through such building.

ch all or e ce a a s ch ate shall e ot less tha 1.2m high meas-ured from ground level, and shall not contain any opening which will permit the passage of a 100mm diameter ball.

SIGNAGE

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ll sites st have a lot/erf number displayed during pre-construction and con-struction phases.

ll sites st have a street address number displayed which must be clearly visible and readable from the road

he street number must be installed on completion of the project and prior to ocupation of the building

ll street numbers and signage details MUST comply with the signage design of the Estate.

the case o a Medium Density Residential Development (MDR), the name of the complex and street address number must be displayed at the entrance to the complex, and each individual unit must have a unit number displayed at each entrance to such unit. The entrance feature signage and street address details must be submitted together with the building plans to the Design Review Commit-tee & the Association for approval.

NOTE: The Estate’s approved signage design & related information can be obtained from the Association Office.

• Swimming pools & water features are acceptable with the provisions that: _Swimming pools are permitted provided that they are constructed below ground level or terrace level _above ground pools are to be clearly described; subject to approval by the Design Review Committee. _natural/eco pools are permitted s i i pools & filtratio pla ts to e ho se ithi il i li es _discharge pipes from swimming pools must discharge water directly, via a piped system, into the regulated sewer system

NOTE: All swimming pool enclosures to comply with SANS 10400-D

NOTE: All swimming pool designs are subject to approval by the Design Review Committee

ZULULAMI LUXURY COASTAL ESTATE

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SERVICESAll services are to be concealed (from view from the main road), including:

• Air conditioning units/HP condensor units and piping - wall mounted units should be screened from neighbours/general view and to be positioned so as not to cause noise for neighbours. Gas bottles to be housed in suitably ventilated enclosures Geysers & heat pumps must be concealed within the roof space or behind

screensta generators will be permitted in response to the electrical outages being

experienced without prior warning on the following basis :- Generator must be situated in a sound proofed basement, which must also provide for access to supply the fuel for the generator within the original footprint applicable to the site.- Noise levels may not exceed 60 dB, measured at a distance of 7 metres from the generator. 60 decibels is evaluated and equivalent to quiet conversation. The required sound level shall be recorded both in the basement and externally immediately adjacent to the basement where the generator is housed.

NOTE: All services to be clearly indicated & annotated on all drawings.STORM WATER CONTROL_on site SW Policy

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The stormwater drainage system in the Estate has been designed to the re-quirements of the Kwadukuza Municipality. The developers and residents of the Estate must ensure that all runoff from hardened areas is properly directed to this system.

he soils ithi the state are highly erodible sandy soils and this must be considered when addressing on site Stormwater control.It is a requirement of the development that each site must prepare its own Storm-water Management Plan and have its own Stormwater Attenuation Tank (SAT). The Stormwater Management Plan must be submitted along with the Architects submission drawings in the form of a drawing prepared by a Registered Profes-sional Engineer identifying Stormwater Control during and after construction. All co ce trate o ro the site is to e etai e i the SAT. The SAT will form part of the Stormwater Management plan for each site.

all runoff from grassed areas which may concentrate against a boundary fence or similar obstruction must also be directed to the municipal system, via the SAT or must be spread such that the discharge does not create erosion down-stream from the point of discharge.

he SAT that will accept the stormwater runoff from the site and attenuate the o o a i ear stor to that e pecte ri a i ear stor

Solar heating panels/photovoltaic panels sho l e sh o te a ai st roo structures, position & colour shown on drawings (for approval by the Design Review Committee & the Association) - frameless preferred Satelite dishes are to be positioned discreetly & not to be visible from the road

a ot e o te o chi e s or asts a e co ceale i roo spaces o v aerials a pro ect a ove the ri e li e o the roo• Swimming pool & water feature filtration plants (to be housed and placed to mini-mise distubrance to neighbours)• All waste pipes are to be concealed within walls, ducts or service yards - may not be exposed to the exterior Washing lines, kitchen yard areas are to be concealed behind a screened wall Waste bins are to be concealed in animal-proof enclosures (“wheelie” type waste

bins are encouraged)

he SAT is also intended to function as a silt trap and must be in place prior to any other construction work taking place on the site.

he stor ater e teri i to the SAT should discharge into the chamber furthest from the stormwater manhole that the discharge pipe will tie into. Particular care must be taken to ensure that silt is cleaned from the chambers as often as is nec-essary to keep the system functioning. In this regard it will be the property owner’s responsibility to ensure that this occurs, to the satisfaction of the Local Authority and the Estate Manager.

t is the Owners/Developers responsibility to employ a competent Professional Engineer to design the stormwater management plan and SAT appropriate for the construction activities to be undertaken on the site. Such system must howev-er be able to function in the manner that the above principles provide for and must e certifie as s ch the i eer

NOTE: No development will be permitted on any site unless such a system has been designed for and constructed in accordance with the above guidelines and in accordance with the SWMP.

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COLOUR PALETTESPECIFIC INCLUSIONS oo coveri to e sha es o e i re to ar charcoal re Roof colour

samples must be submitted to the Design Review Committee for approval prior to placing orders and installation ascias a ar e oar s to atch the ai roo colo r hite ascias & ar e-

boards without a roof colour trim will not be approved ai ater oo s to atch or co pli e t the ai roo colo r oo str ct re e pose to e natural timber r a o the specifie roo cov-

ering colours to match, or compliment the colour of the roof. era ah str ct re & per olas to e natural HW timber, or galvanised steel

(pai te a o the specifie roo colo rs to atch or co pli e t the roo ter al alls to e a o the approve colo rs as per the colo r palette speci-

fie i this a al or o ispla at the ssociatio fice ll colo rs to e ra specifie o all ra i s s itte or approval to the

Design Review Committee & the Association. i o s a oors ca e painted or natural. All aluminium windows & oors as per the colo r palette specifie h tter a scree s to e natural HW timber (left to weather naturally pre-

ferred) i er cla i to e natural HW timber (left to weather naturally preferred) or

pai te as per the colo r palette specifie ai te Nutec cladding (vertical cladding preferred)

NOTE: ALL COLOURS MUST BE SPECIFIED ON ALL DRAWINGS

APPROVED COLOURS

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ROOF

Raincloud or Slate Cape Charcoal, Armour Grey or Volcanic Grey Dove Grey or Dark Dolphin Hazy Grey, Corporate Grey or Storm Grey

NOTE: SAMPLES OF METAL ROOF SHEETS MUST BE SUBMITTED TO DESIGN REVIEW COM-MITTEE FOR COLOUR APPROVAL PRIOR TO PLACING ORDER AND INSTALLATION. METAL ROOF COLOUR VARIES FROM MANUFACTURER TO MANUFACTURER

WINDOWS AND DOORS (Aluminium)

• Matt Dark Umber Grey • Matt Onyx• Matt Slate Black • Matt Slate Black• Matt Stone Grey • Matt New Silver• Matt N.M Bronze

GARAGE DOORS

olo rs to atch colo r o the alls e tire ara e aca e cla as co ti o s ele e t as ill strate i fi

PERGOLAS

at ral ti er le t to eather at rall pre errre olo r to atch or co pli e t colo r o the alls ro approve list

SHUTTERS & SCREENS

at ral ti er le t eather at rall pre erre olo r to atch or co pli e t colo r o the alls ro approve list

SPECIFIC EXCLUSIONS

• ANY COLOUR NOT SPECIFIED UNDER SPECIFIC INCLUSIONS & APPROVED COLOURS (colours of a similar hue not included in the approved list can be sub-mitted to the Design Review Committee for approval)

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PAINT COLOURSMIDAS EARTHCOTE

e e vo s e ear ro ave re ro t oor sti e i h oo o cl sio tar st e p reat ea opple ar a e el as ettle po t i see eave o l ra ite ove ri a eppercor i th e se claire re a late o re s oli ite os os arroo a o e here i et ee ce se le or shop

PLASCON

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ar l i i o a ari s hore e eva or rete hore o a ic rea tor s re o i ei i oo i ht to e a

DULUX

orest lac a sar to e re ee i ite o r i o s et ra ite i i ht o r o re li si e o a a e rro oo latea re oo o e oa e t co e l re a eal re si i lass lipper oc

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LANDSCAPING RECOMMENDATIONSOUR AIM IS TO REHABILITATE THE INDIGENOUS VEGETATION & PROMOTE ITS USE WITHIN THE PRIVATE ERVEN, SO AS TO ENHANCE THE NATURAL BEAUTY OF THE AREA & PROVIDE HABITAT FOR LOCAL BIRDS & OTHER FAUNA ON THE ESTATE

ll architect ral pla revie s issio s st e acco pa ie a etaile la -scape plan. ll la scape pla s st co pl ith the Zululami Environmental Management Plan

& Landscape Code available from the Association Office. o la scapi a procee itho t the ritte co se t & approval ro the Associ-

ation. ll la scapi st e i stalle a Association approved landscaping contractor.

NOTE: SEE LANDSCAPE CODE FOR SPECIFIC GUIDELINES & APPROVED PLANT SPECIES LIST

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REVIEW SUBMISSION PROCEDUREZULULAMI PANEL OF ARCHITECTSOnly pre-approved architects on the Zululami panel may submit plans to the De-sign Review Committee for review following the specified procedures & format as set out in the clauses below.

NOTE: IT IS ENCOURAGED TO MAKE USE OF THE APPROVED ARCHITECTS AS TO ENSURE THE ENVISIONED ARCHITECTURAL AESTHETIC & MAINTAIN A HIGH LEVEL OF EXCELLENCE IN DESIGN ON THE ESTATE.

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USE OF ARCHITECTS NOT ON THE PANEL ho l a er ish to se a rchitect ot o the l la i pa el o rchitects

they are required to submit their architect’s CV/portfolio (in the form of a link to their website) to the Design Review Committee for review. The relevant CV/portfolio will then be assessed, and if considered acceptable, the architect will be permitted to proceed with the design of the project applicable. Future submissions will be examined case by case with the applicable submission fees as stated. The architect will be given a co prehe sive riefi o the Design Code.

ho l the architect e accepte at this sta e the ill ot e allo e to accept the commission.

ho l a er s s it a port olio o a architect the ish to se a Review Fee of R5 700 will be charged to the Owner/s for the CV/portfolio to be considered.

ho l the architect e approve the architect ill e re ire to atte a orie ta-tio eeti o site or riefi the Design Review Committee

NOTE: ALL ARCHITECTS TO BE REGISTERED WITH SACAP as a “PROFESSIONAL ARCHITECT” NO TECHNICIANS OR DRAUGHTSMEN PERMITTED TO WORK ON THE ESTATE (even if SACAP registered)

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LIST OF APPROVED ARCHITECTSBelow are listed the approved architects for the Estate. This panel has been chosen on account of the calibre of work that they produce and their suitability to carry out the envisioned aesthetic of the Estate.

The architects who make up our panel at present are:

• Lisa Rorich [email protected]

Designers of the Gatehouse, HOA complex & Clubhouse facility

• BLOC [email protected]

• Ferguson [email protected]

• MAP [email protected]

• Paul Nel [email protected]

• Rutherford [email protected]

• TC Design Group (Pty) [email protected]

• Wyatt & [email protected]; [email protected]

• ZAARCo fice aarc co a va eli aarc co a

**PLEASE NOTE THE ABOVE LIST TO BE REVIEWED PERIODICALLY AT THE DISCRE-TION OF THE HOA & DRC.

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RULES APPLICABLE TO ALL ARCHITECTS WORKING ON THE ESTATE t is solely the responsibility of the Owner to enquire as to the status of the practi-

tio er prior to co issio i the he e alifie architects re istere ith the Institute of Architects of South Africa (SACAP). Technicians/draughtsmen will not be allowed to work on the estate (even if SACAP registered)

he Design Review Committee will NOT be responsible for monies wasted on “pro-fessionals” who are not authorised to work on the estate.

he architect e e a e or a i i service o esi ocal thorit submission drawings and construction drawings (Stages 1 - 4.2 as classifie -CAP). NOTE: However it is recommended that Architects be commissioned for a full service.

sho l the architect e appointed for a limited service - the Owner will not deviate from the approved plans without prior input from his architect, and that deviation plans will be submitted to the Design Review Committee for approval before the work is im-plemented on site. The Owner takes full responsibility for the changes undertaken during construction.

ll architects accepti a co issio o the state ill e re ire to si a oc -ment with the Association prior to the commencement of the commission. The condi-tions will require acceptance of the following: the architect accepts the c rre t r les pertai i to all architects o the state the architect accepts that the state s revie s issio proce res a oc e ta-

tio re ire e ts ill e strictl a here to aili hich the architect ill pa a fi a -cial penalty, the amount of which will be determined by the Design Review Committee; the architect accepts that sho l pla s e s itte ore tha three times for re-

view, that a re-submission fee of R1 400 per submission will be charged;

rchitects ot pro ci il i s o co siste tl hi h cali re a at the sole is-cretion of the Association can be removed from the “Approved Panel” or if not on the panel - will not be permitted to undergo further work on the Estate.

The Estate e otifie o the i te tio to eviate ro the approve esi& such deviations to be submitted for approval by the DRC prior to implementation.

The Association will inspect progress on site & sign off the buildings upon comple-tion, thereby certifying that they have been built in accordance with the approved plans

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NOTE: This document is to be attached to the “DESIGN REVIEW COMMITTEE – PLAN SUBMISSION CHECKLIST”, and is to be signed by the architect & Owner

Minor deviations to the approved plan (ie. moving a single window or changing a paint colour) to be approved by the Association prior to the change with stipulated ee see pa e

Major deviations made to homes during construction need to be submitted as deviation plans for approval by the Design Review Committee at the fee stipulated see pa e la s s itte a ter the co str ctio o eviatio s a itho t the

approval of the Design Review Committee, will be charged a penalty fine and may not be approved.

NOTE: ONCE THE DEVIATION HAS BEEN BROUGHT TO THE ATTENTION OF THE ASSOCIATION, IT IS AT HIS/HER DISCRETION WHETHER A CHANGE IS CLASSIFIED AS “MINOR” OR “MAJOR”

NOTE: THE ESTATE HAS THE RIGHT TO STOP WORK WITH IMMEDIATE EF-FECT IF DEVIATIONS HAVE NOT BEEN CLEARLY IDENTIFIED PRIOR TOIMPLEMENTATION/CONSTRUCTION OF SAID DEVIATION/S

NOTE: FINES ARE APPLICABLE FOR DEVIATIONS WITHOUT PRIORAPPROVAL BY THE ESTATE AS STATED IN THE DEVELOPERS & CONTRAC-TORS PROTOCOL

NOTE: THE ESTATE IS NOT RESPONSIBLE FOR ANY TIME DELAYSINCURRED BY WORK STOP ORDER OR DUE TO RECTIFYING SUCHDEVIATION

NOTE: THE ESTATE IS NOT RESPONSIBLE FOR ANY EXTRA COSTSINCURRED TO THE DEVELOPER IN RECTIFYING SUCH DEVIATIONS (AS PER ORIGINAL APPROVED DESIGN BY THE ESTATE)

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FORMAT OF REVIEW SUBMISSION (applicable to SR & MDR sites)The review procedure consists of TWO FORMAL STAGES. The preliminary plans & models will be examined at the Design Review Committee meeting for an “ap-proval in principle”:

STAGE ONE - PRELIMINARY REVIEW SUBMISSION (CONCEPTUAL)

• A digital version of the submission to be emailed 7 days prior to the meeting date• A3 format bound review submission document (format template to be obtatined from the Association Office) • 2 hardcopies copies of each for records

• Locality plan - google earth image with SDP overlay showing Erf location & site access from municipal road as well as all relevant cadastral, owner & architects information

• Mood board/precedent - inspiration, colours & materials• Sustainable approach/es - a brief analysis stating approach etc.

• Site layout/analysis (specific survey drawing from a registered Land Surveyor reflecting the contours of the site, boundary pegs & levels)- illustrating design principles implemented, site contraints, relationship to adjacent sites, build-i s i ilt & roa il i ootpri t so t s r aces har s r aces rive a retai i walls, earthworks/banks, orientation & prevailing weather etc.

• a 3D site massing computer model - ill strati e te t o c t & fill all retai i walls (possition & type of retaining system), platform levels, natural embankments etc.

NOTE: a 3D computer massing model of development compulsory for MDR sites

• minimum of two 3D views - illustrating true colours,materials & massing of adjoining sites (include existing buildings if present)• 1:100 Freehand (accurate) or formal drawings illustrating at least the following:

• Floorplan• Elevations (streetscape elevation crucial)• Sections (basic) through both directions of the site

• UNDERTAKING: The architect is to list any deviations from the guidelines. If such a list is not given and the plans are approved, with deviations being later discovered, the author is responsible for rectifying the deviations and any cost incurred by the Design Review Committee. The Design Review Committee has the right to revoke approval if deviations are discovered.

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STAGE TWO - FINAL REVIEW SUBMISSION

• Local Authority submission plans (A1/A0 Format)• May NOT deviate from Stage One approved submission

Your final comprehensive plans for the Estate shall include the following: • A site development plan 1:200/1:100 The site plan is to record amongst the normal details any servitudes which may traverse the site in respect of services. The site plan is to also show the proposed contractors yards, storage facilities and access proposal to the site etc.

• One set of comprehensive building plans of all levels, sections and elevations (min.1:100) as required for Local Authority Submission. Elevations are to be in full colour, indicative of the colours selected and the materials to be used. Sections are to indicate ceiling & roof levels as well as window and door descriptions etc.

• All drawings are to indicate/annotate all materials used & colours must be se-lected from the palette of colours as laid down in the architectural guideline.

• Plans are to be in detail rather than being marked “as to clients/arhitects ap-proval”. Plans cannot be approved where detail is not provided.

• A landscaping plan 1:100 The landscaping plan is to include a landscape design with a complete list of suggested plants divided into categories of indigenous trees, shrubs, ground covers, grasses and lawn types, all of which must compliment the site and comply with list of approved plants and guidelines within the Landscape Code provided. Please note that the Environmental Management Plan (EMP) for the Estate is to be adhered to in it’s entirety. A copy of the EMP is available from the Association

fice he pla ill e chec e a la scaper o the Design Review Committee).

• Storm Water Management Plan (SWMP), to be approved by the consulting engineers to the Association and the Local Authority prior to any construction activity occurring on site. Each SWMP must be in accordance with the estate’s SW Policy.• Existing Estate Engineering Services running mid block and on roads must be clearly indicated & annotated on drawings submitted for review

NOTE: Attached to the end of this Design Code manual are the relevant check-lists that are to accompany the two stage plans review submission made to the Design Review Committee.

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**PLEASE NOTE ALL FEES ARE SUBJECT TO ANNUAL REVIEW

SPECIAL RESIDENTIAL UNITS:

Architects on the panel:

STAGE ONE Submission fee R4 500STAGE TWO Submission fee R7 000

Architects not on the panel:

Pre-submission review fee R5 700STAGE ONE Submission fee R4 500STAGE TWO Submission fee R7 000

MEDIUM DENSITY RESIDENTIAL (MDR) SITES:

Architects on the panel:

STAGE ONE Submission fee R9 000STAGE TWO Submission fee R15 000PLUS R2 000 per unit type

Architects not on the panel:

Pre-submission review fee R5 700 STAGE ONE Submission fee R9 000STAGE TWO Submission fee R15 000PLUS R2 000 per unit type

OTHER FEES PAYABLE

SPECIAL RESIDENTIAL UNITS: Refundable Construction Deposit R12 000

MEDIUM DENSITY RESIDENTIAL (MDR) SITES: Refundable Construction Deposit R25 000

SR RESUBMISSION FEES R2 000 per submission

MDR RESUBMISSION FEES R2 000 per submission (per unit type)

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REVIEW SUBMISSION FEES

ASBUILT SUBMISSION FEES R2 000 per submission

SR LANDSCAPING submission review fee R3 500

MDR LANDSCAPING submission review fee R5 000 + R500 per unit type

SR CONSTRUCTION LEVY R1 000 per month

MDR CONSTRUCTION LEVY R400 per unit build per month

NOTE: refer to the “Developers & Contractors Protocol” for list of penalties & fines

NOTE: These fees are to accompany all first building plan review submis-sions, and are to be paid directly into the following account:

Account Name: ENTERPRISE BUSINESS ACCOUNTAccount Number: 62763024503Held at: FIRST NATIONAL BANKBranch Code: 210554

Kindly email a copy of the Proof of Payment to or email to:[email protected] & [email protected]

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The plans must be submitted to the Association by 7 days prior to the scheduled meet-ing date, and will be reviewed the day thereafter for admittance onto the Agenda of the Design Review Committee. Plans not complying with the requirements will be giv-e otificatio hereo a ill e allo e 48 hours in which to make the necessary amendments or additions thereto, failing which they will not be admitted onto the Agen-da and will have to wait until the following meeting for admittance and scrutiny. Please note a timeslot will be approved ONLY if payment has been recieved prior to the 7 day period.

The Design Review Committee will meet at least once a month and such dates will be published by the Association. ates a e sli htl e i le to acco o ate e ers of the Design Review Committee.

The Association shall have up to 14 days from the date of the review submission meeting to provide you with comments and/or the status of your plans approval etc.

All communications regarding the submission and approval of plans is to be done through The Estate Manager Vic Crowther at the state s ssociatio fice a NOT with the Design Review Committee members.

Contact details are as follows:

Tel: 032 940 1290Cell: 082 335 9831Email: [email protected]

NOTE: THE DECISION OF THE DESIGN REVIEW COMMITTEE IS FINAL

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REVIEW SUBMISSION DATES

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ollo i fi al approval the Design Review Committee, a full set of plans & docu-e tatio as per sta ar s issio s re ire e ts st e s itte to

for stamping & signing prior to submission to the Local Authority.

NOTE: The Local Authority will not scrutinize any drawings without the ESTATE’S original approved stamp on ALL copies being submitted.

Please note two full sets (hardcopies) in a Croxley lever arch file are required to be obtained by the Estate for records. These copies are to be delivered to the HOA prior to commencement of construction.

NOTE: The Estate requires a final “asbuilt” drawing in digital format (PDF & DWG) to be emailed to the Estate Manager & a digital copy delivered to the HOA on USB/flash drive for records.

NOTE: The controls of this Design Code DO NOT overide those of the Local Authority. Both the drawings approved by the Design Review Committee or the Association and the Local Authority are to be reflected on the working drawings/construction drawings. A compulsory site handover meeting must take place with a representative of the Association prior to any site work commencing.

25LOCAL AUTHORITY SUBMISSION

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COMMENCEMENT OF CONSTRUCTIONBUILDING PERIOD

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In terms of the Contract of Sale and Title Deed on freehold sites (SR): • The Purchaser shall within a period of 36 (thirty six) months from the Date of Transfer have commenced the construction of the Dwelling on the Property with a i i oor area o 50 (one hundred and fifty) m² (excluding garages and verandahs).

• The Purchaser shall within a period of 54 (fifty four) months from the Date of Transfer have completed the construction of the Dwelling on the Property with a

i i oor area o 150 (one hundred and fifty) m² (excluding garages and verandahs).

In terms of the Contract of Sale and Title Deed on Medium Density Residen-tial sites (MDR):

• The Purchaser shall within a period of 6 (six) years from the Date of Transfer have completed the construction all the Dwelling Units on the Property with a mini-

oor area o 80 (eighty) m² PER UNIT (excluding garages and verandahs).

• Should all the Dwelling Units not have been constructed on the Property within a period of 6 (six) years of Date of Transfer of the Property to the Purchaser, the Purchaser shall pay to the Association the sum of R1 000,00 (one thousand rand) per month, per undeveloped Dwelling Unit until the Dwelling Units are completed.

The Contractor is to be NHBRC registered.

BUILDING CONSTRUCTION - GENERALPrior to the commencement of construction the following conditions are to have been fulfilled:

• Prior to commencement of construction a fully refundable deposit shall be payable as stipulated within the fees payable listed on page 22. The Design Review Commit-tee, ZEMA personel are entitled to access the site for the full duration of the contract period.

• The building deposit will be retained until the building is complete and an inspection has been undertaken by the Association Office to confirm the follow-ing: • That the building has been built in accordance with the approved plan and/or that the deviation plans have been approved and the house built in accordance with these; • That the roads, verges, services, kiosks etc have not been damaged during the construction process. If they have been then these monies ill e se or the rectificatio thereo • hat there are o o tsta i fi es e the co tractor these have not been paid then they will be deducted off the building deposit.

NOTE: Should the above found to be in order then the building deposit will be returned to the Owner.

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rior to co str ctio activit occ rri o site a Storm Water Management Plan (SWMP) must have been approved by the Association/consulting engineers and the Local Authority.

• Please note that an On-Site Storm Water Attenuation System must be an integral component of the site’s Storm Water Management System and must be constructed as one of the first construction activities in accordance with the Estate’s SW Policy.

• Construction on site may only commence once you are in receipt of a letter from the Local Authority granting you permission for early commencement in accordance with the stipulated rules & regulations by the Local Authority. Alternatively (& prefer-ably) your plans are to have been approved by the Local Authority and a letter is to be provided to this effect.

A copy of either of these letters is to be provided to the Association prior to the com-mencement of construction.

• The landscaping plan MUST be approved prior to construction commencing.

• The Contractor is to have been briefed and have accepted the terms and condi-tions of this document.

Once approval has been obtained, site camp is to be set up as follows:

• The site is to be totally enclosed with an 80% factor dark green shade cloth, 1.8m high with a single access and egress gate at a single point entry to be determined and agreed between the Association and the builder / architect / owner. The external battons are to be painted dark green. This is to be maintained to a high standard at all times.

By way of shadecloth, Bulk Fence provide a “Shademesh Fencing”, a weld mesh e ce i corporati ree sha ecloth e ci t provi es a eat fi ish to the site and is maintenance free.

A site board is to be erected within 7 days of the site handover date.

• Containers used on site are to be green or grey in colour.

• The Association will remove all plants from the verge prior to site establishment to permit a single access point.

• Suitable on site toilet facilities are to be provided and maintained in a hygienic condition.

• Prior to construction, it is required that a detailed Geotechnical Investigation be car-ried out on each individual site to more accurately determine the method of founding suited to the proposed structure to be developed.

• all or e a s fi al shape earth or s are to e si e o the state prior to commencement of planting (as per approved landscape design).

• The contractor is responsible to identify and peg the position of the site and to ensure that the screening off takes place within the site area. All boundary pegs to be clearlyidentified at site handover.

• Co-ordinates of peg numbers can be obtained from the Estate Land Surveyor

Chris KrauseContact tel: 031 764 6481

DURING CONSTRUCTION

NOTE: Refer to the Estate’s Developers and Contractors Protocol.

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SITE DEVELOPMENT PLAN (compulsory for ALL MDR sites)Notwithstanding the provision of the relevant Town Planning Scheme, the owner or developer of any land shall not develop any Lot, Erf, Site, or Curtilage within the area of the scheme, whether in part or in whole, without the written approv-al of a Site Development Plan, which plan shall be submitted where it is in the opinion of the Local Authority that it is necessary to do so as a consequence of unique characteristics or circumstances which may pertain to the land con-cerned, or where the development proposed is of a medium density housing, sectional title, share block or multi-unit nature.

1)i. A layout plan or plans showing, where applicable:

a) The position, dimensions and materials to be used in the construction of all roads, drive-ways, parking areas, squares and pedestrian access ways, if any;

b) The boundaries of all dwelling unit cartilages, private open areas and common open spaces;c) The position, nature, extent and levels of all proposed and existing buildings on the site and ad

joining sites;d) The proposed landscaping of the site;e) The proposed public open space;f) The position and nature of recreation facilities, if any;g) The position and extent of all utility areas.

ii set o s etch ra i s prepare a architect at a scale o sho i the pla s sectio s and elevation of each type of structure within the proposed development and particulars of the

aterials a colo rs to e se or the e terior all fi ishes a roo or roo s to ether ith oth ro t a rear elevatio s o each t pical ro p o elli its at a scale o or

iii. A table indicating:a) The total area of the site;b) The total number of dwelling units;c he total oor aread) The total number of car parking spaces provided for visitors and for residents;e) The extent of the usable common land, the smallest private open area, the smallest dwelling unit

cartilage and the smallest utility area;

f) The areas of public open space and other public uses where applicable; and

iv. Any other documents which the Local Authority may reasonably require.

2) (i) The following minimum areas per dwelling unit shall apply to a Medium Density Housing site:a) Private Open Area – 30 m²b) Usable Common Open Space – 50m²c) Utility Area – 15 m²

ii he i i oor area o a ara e or carport shall e ith a i i i th o

28

FOR THE PURPOSES OF SECURING THE APPROVAL OF A SDP IN TERMS OF THE PRO-VISIONS OF THE KWADUKUZA TOWN PLANNING SCHEME IN COURSE OF PREPA-RATION, THE APPLICANT SHALL SUBMIT THE FOLLOWING:

NOTE: The Association does not submit any plans to the Local Authority on behalf of Developers or Owners. The submission of plans to the Local Au-thority for approval is entirely the responsibility of the appointed professional Architect and/or Principal Agent.

i. Where in the opinion of the Local Authority a road within a Medium Density Housing site should serve the public, the Local Authority may require the road to be registered as a public road, provided that for the purpose of bulk and coverage calculation, the area of the public road shall be included in the gross site area.

ii. The minimum width of a road carriageway within a Medium Density Housing site shall be 3 metres where the carriageway is one-way and 5,5 metres where the carriageway is two-way.

iii. Situated at he end of every cul-de-sac there shall be provided turning space to the satisfaction of the Local Authority.

the eve t o the i ere t elli it cartila es ei tra s erre i reehol or re istere leasehol title, the Local Authority shall require that:-

i.(a)the common land shall be owned exclusively by the freehold or registered leasehold owners of the dwelling units in co-ownership; and

(b)no co-owners shall be entitled to require the partition of the common land according to the proportion of his share;

ii. A Home Owners’ Association shall be established. Such Association shall administer and maintain the common land, control the external appearance of buildings within the Medium Density Housing site and deal with any other matter pertaining to the Medium Density Housing site which is of common interest to its members. The affairs of the Association shall be regulated by a memorandum and Articles of Associa-tion. The Memorandum and Articles of Association shall have been submitted to the Local Authority who shall have certifie that it has o o ectio to these oc e ts

iii. No dwelling unit cartilage within the Medium Density Housing site or within any portion of the site specifie the ocal thorit shall e tra s erre or separatel re istere e ore the hole e i

e sit o si site or the specifie portio o the e i e sit o si site ithi hich the cartila e is situated has been developed to the satisfaction of the Local Authority.

i ot ithsta i the re ire e ts i a herever it is i te e to evelop a site or Medium Density Housing in a Special Residential zone, the special consent of the Local Authority shall first e o tai e

ii.In the Special Residential zone the maximum number of dwelling units which my be established on a Medium Density Housing site shall be obtained by dividing the registered surveyed area of the property co cer e the appropriate i i lot area per elli ho se as specifie i la se a ro -e o to the earest hole er rovi e rther that o lots o reater tha the oar a a thori e a a i per issi le e sit o its per hectare ro e o to the earest hole er

i ot ithsta i ii a ove ith re ar to ph sicall i fic lt resi e tial sites the a i er o dwelling units which may be established on a Medium Density Housing site shall be calculated in accord-ance with the provisions of Annexure H of this Scheme.

ZULULAMI LUXURY COASTAL ESTATE

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ZULULAMI DESIGN CODE CHECKLIST - SR SITES

DEVELOPMENT NAME:Portion No:

REVIEW SUBMISSION CHECKLIST 1 2LIST OF REQUIRED DRAWINGS - See template for Stage 1 submission

Locality plan

Site layout/analysis (survey drawing showing contours, boundary pegs & levels)

site assi o el e te t o c t & fill & retai i alls

vie s i o t o i a es ill strati tr e colo rs & aterials

loorpla o site pla sho i e te t o site & a oi i properties

Streetscape elevation

Sustainable approach - a brief analysis

Mood board - inspiration, colours & materials

Site Plan

Floorplan/s

Electrical Layout

Elevations

Sections

Pool details - plan & sections including fence extent & design

Water reticulation

Glazing Schedule

Landscaping plan

Storm Water Management Plan (SWMP)

Driveway section/details

SITE CONSTRAINTSFAR - 0.35 - schedule of areas annotated

COVERAGE - 30% - schedule of areas annotated

FRONT BUILDING LINE 7.5metres - annotated

SIDE BUILDING LINES 2.0metres - annotated

ROOFor pitche a le e s at o o pitch hippe or cra e

Roof overhangs - min 600mm

Finish - all exposed roof members to be natural or painted

Roof covering - full annotation

Roof covering - sample provided if not on approved list

Pitch/es to be annotated

Skylights - following the same pitch as roof

Gutters - powder coated aluminium to match roof colour & concealed rwdps

WALLSall fi ish aterials to e a otate

Colours to be annotated

DOORS & WINDOWSDoor material, colour & texture to be annotated

REAR BUILDING LINE 2.0metres - annotated

Height - not exceeding 7.6metres (above natural ground level to eaves) - must be annotatedNeighbours consent for encroachment of building lines attached (if applicable)

Single dwelling min. area of 150sqm

Parking - minimum requirements achieved - single garage & one off street

30% of the total area of the site must be “soft surfaces”

Planting servitude - 3.0metres (access from bottom of site) - annotated

Planting servitude - 2.0metres (access from top of site) - annotated

Roof pitch of 22 degrees or less (access from bottom of site) if applicable

At least one design principle implemented

ZULULAMI LUXURY COASTAL ESTATE

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REVIEW SUBMISSION CHECKLIST 1 2

VERANDAHS, DECKS & PERGOLASColumns & pergolas - natural timber or steel to be annoated

BALUSTRADESBallustrades - stepped ballustrade, glass or approved design

GARAGES, CARPORTSGarage facing road - must be concealed as continous element (cladding)

Door material, colour & texture to be annotated

Garages attached to main structure

Garage perpindicular to road

Carports attached to main structure

Carports treated as detailed pergola

DRIVEWAYSl o e rive a access per site & e rees ith roa ro ta e

Driveway must not exceed 3.5 metres in width

Driveway extended to road edge

Driveway gradient not to exceed 1:6 or the first 10metres inside property

Services on verge indicated on plan

Paving design layout - colour & pattern indicated

ZULULAMI DESIGN CODE CHECKLIST - SR SITES

DEVELOPMENT NAME:Portion No:

BOUNDARIES, RETAINING WALLS & COURTYARDSNo boundary walls or fences on road frontage boundary

Courtyard/front wall set back & not exceeding 1.8m height

Screen walls to be annotated & not exceeding 1.8m height

Retaining walls to be annotated in detail - max. 2.0m height

All retaining walls exeeding 1.0m height to e approve & specifie i-neerClear View type fencing or other mesh type fencing on approval allowed within building lines on side & rear boundaries - extent & heights annotated. Colour black

EXTERNAL LIGHTINGAll external lighting to be indicated

Landscape lighting to be indicated on landscape plan

SWIMMING POOLSSwimming pools & water features to be annotated including extent of fence

ool ater eat re filtratio pla ts to e ho se & place to i i i e ist -bance

SIGNAGESignage - position indicated & annotated

SERVICESAll waste pipes to be concealed

AC/HP units to be concealed from neighbours & general views

Geysers & heatpumps to be concealed within roof space

Gas bottles to be concealed & in ventilated enclosures

Gas bottles to be concealed & in ventilated enclosures

olar heati photovolataic pa els to e sh o te a ai st roo str ct re

ZULULAMI LUXURY COASTAL ESTATE

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ZULULAMI DESIGN CODE CHECKLIST - SR SITES

DEVELOPMENT NAME:Portion No:

REVIEW SUBMISSION CHECKLIST 1 2

olar heati photovolataic pa els to e sh o te a ai st roo str ct re

Washing lines, kitchen & yard areas are to be concealed

Waste bins to be concealed

STORM WATER CONTROLSWMP prepared by an engineer

Underground/concealed water tanks - annotated

Storm water channel/cut-off drain required at driveway (for site where garage is the same level or above the road level)

ADDITIONAL NOTES

ZULULAMI LUXURY COASTAL ESTATE

Page 33: DESIGN CODE - Zululamizululamiestate.co.za/wp-content/uploads/2019/10/... · lat roo or plate roos plate roos ecorae i visile ro the street or above) lat roos i ot plate to e covere

ZULULAMI DESIGN CODE CHECKLIST - MDR SITES

DEVELOPMENT NAME:Portion No:

REVIEW SUBMISSION CHECKLIST 1 2LIST OF REQUIRED DRAWINGS - See template for Stage 1 submission

Locality plan

Site layout/analysis (survey drawing showing contours, boundary pegs & levels)

site assi o el e te t o c t & fill & retai i alls

vie s i o t o i a es ill strati tr e colo rs & aterials

assi o el o evelop e t cl ster or villa e li e assi to e implemented & hierarchy of public spaces

loorpla o site pla sho i e te t o site & a oi i properties

Streetscape elevation - estate road/entrance to development

Sustainable approach - a brief analysis

Mood board - inspiration, colours & materials

Site Development Plan

Floorplan/s

Electrical Layout

Elevations

Sections

Pool details - plan & sections including fence extent & design

Water reticulation

Glazing Schedule

Landscaping plan

Storm Water Management Plan (SWMP)

Driveway section/details

Storm Water Management Plan

Driveway section/details

ROOFor pitche a le e s at o o pitch hippe or cra e

Roof overhangs - min 600mm

Finish - all exposed roof members to be natural or painted

Roof covering - full annotation

Roof covering - sample provided if not on approved list

Pitch/es to be annotated

Skylights - following the same pitch as roof

Gutters - powder coated aluminium to match roof colour & concealed rwdps

SITE CONSTRAINTSFAR - n/a - schedule of areas annotated

COVERAGE - 30% - schedule of areas annotated

FRONT BUILDING LINE 7.5metres - annotated

SIDE BUILDING LINES 4.5metres - annotated

REAR BUILDING LINE 4.5metres - annotated

Height - not exceeding 10.6metres (above natural ground level to ridge line) - must be annotatedmin. area of 80sqm PER UNIT dwelling

Parking - minimum single garage/carport per unit & suitable visitors parking at a rate of 1 car space for every 2 units provided30% of the total area of the site must be “soft surfaces”

3.0metres planting servitude (road frontage)

3.0metres planting servitude (bordering existing forest areas)

Roof pitch of 22 degrees or less (access from bottom of site) if applicable

At least one design principle implemented

Massing - cluster or “village-like” massing to be implemented

Hierarchy of public spaces - intergration of public & green spaces to be implemented

ZULULAMI LUXURY COASTAL ESTATE

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REVIEW SUBMISSION CHECKLIST 1 2

WALLSall fi ish aterials to e a otate

Colours to be annotated

DOORS & WINDOWSDoor material, colour & texture to be annotated

VERANDAHS, DECKS & PERGOLASColumns & pergolas - natural timber or steel to be annoated

BALUSTRADESBallustrades - stepped ballustrade, glass or approved design

GARAGES & CARPORTSDoor material, colour & texture to be annotated

Garages attached to main structure

Carports attached to main structure

Carports treated as detailed pergola

DRIVEWAYSOnly one driveway access per unit & 90 degrees with road frontage

Driveway must not exceed 5.0 metres in width (main entry)

Driveway extended to road edge

Driveway gradient not to exceed 1:6 or the first 10metres inside property

Services on verge indicated on plan

Paving design layout - colour & pattern indicated

BOUNDARIES, RETAINING WALLS & COURTYARDSNo boundary walls or fences on road frontage boundary

Courtyard/front wall set back & not exceeding 1.8m height

Screen walls to be annotated & not exceeding 1.8m height

Retaining walls to be annotated in detail - max. 2.0m height

All retaining walls exeeding 1.0m height to e approve & specifie i-neerClear View type fencing or other mesh type fencing on approval allowed within building lines on side & rear boundaries - extent & heights annotatedColour black

EXTERNAL LIGHTINGAll external lighting to be indicated

Landscape lighting to be indicated on landscape plan

SWIMMING POOLSSwimming pools & water features to be annotated including extent of fence

ool ater eat re filtratio pla ts to e ho se & place to i i i e ist -bance

SIGNAGESignage - position indicated & annotated

SERVICESAll waste pipes to be concealed

ZULULAMI DESIGN CODE CHECKLIST - MDR SITES

DEVELOPMENT NAME:Portion No:

ZULULAMI LUXURY COASTAL ESTATE

Page 35: DESIGN CODE - Zululamizululamiestate.co.za/wp-content/uploads/2019/10/... · lat roo or plate roos plate roos ecorae i visile ro the street or above) lat roos i ot plate to e covere

ZULULAMI DESIGN CODE CHECKLIST - MDR SITES

DEVELOPMENT NAME:Portion No:

REVIEW SUBMISSION CHECKLIST 1 2

Geysers & heatpumps to be concealed within roof space

Gas bottles to be concealed & in ventilated enclosures

Gas bottles to be concealed & in ventilated enclosures

olar heati photovolataic pa els to e sh o te a ai st roo str ct re

Washing lines, kitchen & yard areas are to be concealed

Waste bins to be concealed

STORM WATER CONTROLSWMP prepared by an engineer

Underground/concealed water tanks - annotated

Storm water channel/cut-off drain required at driveway (for site where garage is the same level or above the road level)

ADDITIONAL NOTES

ZULULAMI LUXURY COASTAL ESTATE