Zwartkloof Private Game Reserve

ZWARTKLOOF PRIVATE GAME RESERVE DEVELOPMENT GUIDELINES

SECTION A

ARCHITECTURAL & DEVELOPMENT GUIDELINES

TABLE OF CONTENTS

1. INTRODUCTION

2. THE SITE Contours Height restriction & Views Building lines & Access

3. LAND USE AND COVERAGE Outbuildings Building size

4. ECOLOGICAL FOOTPRINT Site clearing Tree felling Landscape

5. BUILDING FORM Height Levels Plan forms Privacy & Overlooking

6. ARCHITECTURE, STYLE AND CHARACTER General Use of colour

7. CONSTRUCTION AND MATERIALS

7.1 Roofs 7.2 External walls 7.3 Fenestration, Doors & Louvres 7.4 Chimneys 7.5 Columns 7.6 Sewerage plants and drain pipes. 7.7 Gutter & Down pipes 7.8 Roof lights, Solar panels & Dormers 7.9 Colour schemes

8. SITE USE Lighting & Signs Laundry, Refuse & Gas Television aerials Driveways Swimming pools & Protection Storm water management Site diagram & Control 1. INTRODUCTION

For the natural beauty of the surroundings, and conflicting architectural styles do not clash with one another, the developers have adopted a set of architectural and landscape guidelines. These guidelines will assist in establishing a unique development, which is sympathetic with the natural character of the site and is not in conflict with the investment value of the project

For this reason, the underlying principles of Bushveld Contemporary Architecture with specific reference to the context and the climate of the area were researched. The findings from this research are incorporated into design guidelines and mandatory requirements of development – known as the “Architectural and Development Guidelines”.

The Development Review Committee (DRC) will be required to administer and apply the Development Guidelines and, in particular, to examine and approve, with or without amendments, building plans, specifications and schedules of finishes of buildings to be erected on erven in the development.

The objective is to ensure that uniformity of design, standards and quality of building is maintained in accordance with the architectural concept of the development for the benefit of all the owners. The proceedings, the conduct and the voting power of the members of the committee shall be in accordance with the rules prescribed by the developer. In the event of the committee failing to reach a decision on any matter the decision of the Developer shall be final and binding on the committee. Upon the completion of all buildings and improvements in the scheme the Homeowners Association will assume and take over all the functions of the DRC

The decision of the DRC as to whether a design is acceptable within the concepts of the proposed aesthetics may not be vetoed on technical or professional grounds by the Trustees of the HOA.

The DRC reserve the right to request such changes in design that may be needed in their opinion to preserve the style of architecture.

Any other styles of architecture will not be considered. Only buildings designed within the framework of the architectural style described and illustrated in this design manual may be erected in Zwartkloof.

The internal design and character of the homes is not restricted.

The design criteria set out herein are in addition to the Municipal building regulations. The developers, Homeowners Association and the DRC reserve the right to alter or amend the design manual, as they may consider necessary to retain the architectural style and integrity of Zwartkloof.

This document shall form an integral part of the Agreement of Sale, which purchasers of erven in the development will be required to sign and will likewise be adopted and incorporated into rules of the Homeowners Association of which all owners will become members on transfer of the erf into their name. 2. THE SITE

Owners are advised to prepare detailed site surveys at 250mm intervals for plan approval. Individual erf diagrams showing site contours stand sizes, and prominent natural elements can be obtained from the resident land surveyor.

2.1 HEIGHT RESTRICTION AND VIEWS

2.1.1 Although no views can be guaranteed, the intention is to provide maximum view and privacy for each property. This process must be facilitated in the following way: ~ Buildings must step down with contours and based on a maximum height of 4.8m measured from floor level. ~ No double storey buildings will be allowed. ~ In extreme cases where the slope of the terrain demands the use of double storey only garages and a small store room will be permitted. ~ Requests for the above will need approval from the DRC before commencement of building plans. ~ Buildings must be orientated in such a way as not to intrude on neighbors privacy. ~ Large roofs must be broken down to provide a more fragmented mass.

2.2 BUILDING LINES AND ACCESS

Due to the nature of the development to preserve the natural elements as vigilant as possible no building lines will be located. Buildings must still be grouped together in order to form a special unit to avoid informal spread over the site as a whole. The above grouping of buildings must also be positioned on site in such a manner to maintain maximum distance from neighboring houses. Access roads will be provided up to the site boundaries. It is advisable for vehicle parking areas to be placed as close as possible to the entrance road to avoid unnecessary driveway areas that will damage the natural habitat. 2.2.1 The HOA will consider each application on merit for the sitting of buildings. Prior development on adjacent erven must be considered in placing the house on the site. Final approval must be obtained from the DRC on the site development plan prior to submission to local council. 2.2.2 Vehicular access to the site may be taken at one point only, and where this is indicated on the site diagram only at the specific point . 2.2.3 Buildings must be set out as indicated on the building plans.

3. LAND USE AND COVERAGE

Only one residence per erf will be allowed with the exception of staff accommodation.

3.1 OUTBUILDINGS 3.1.1 Outbuildings comprising of staff quarters for max 2 personnel and garages may be constructed. 3.1.2 Staff accommodation should open onto a screened yard. 3.1.3 Garages must be permanent structures and as unobtrusive as possible. 3.1.4 Carports must be permanent structures, constructed with the same materials as prescribed for the main dwellings.

3.2 BUILDING SIZE

3.2.1 The maximum building size must not exceed 450m² for private lodges and 750m² for corporate lodges ( excluding shaded patios, lapa’s, pools & shaded carports.) 3.2.2 The minimum building size must not be less than 200m² (excluding shaded patios, lapa’s, pools & shaded carports) 3.2.3 A double carport of max 49m² may be added to the above as long it remains a carport - no permission will be given for it to be enclosed or to be used for any other purpose. 3.2.4 Building size will be measured along the outside perimeter of the building covered with solid roofing, along walls and columns.

4. ECOLOGICAL FOOTPRINT

 As the beauty of the natural environment should be preserved, little as possible landscaping should be done.  The DRC within their sole discretion should approve any landscaping and only local plants from the approved list may be used.  The natural environment must be left untouched except for that area designated for the erection of the buildings on the stand.  The footprint area of the buildings including the lawn and pool, must not exceed 650m² for private lodges and 1000m² for corporate lodges.

4.1 SITE CLEARING

4.1.1 The remaining trees, and all indigenous shrubs, should be retained where possible, but all of the invader species are to be eradicated by the property owner. 4.1.2 Rehabilitation of the building site is not included in the building contract and it’s up to the owner to do the necessary rehabilitation.

4.2 LANDSCAPE FEATURES

4.3.1 Walls and fences must be of an approve type and closely integrated with other landscape features such as pergolas, and patios. 4.3.2 Pergolas, screen walls and other landscape features must be submitted for approval. 4.3.3 No irrigation systems and water features are permitted.

5. BUILDING FORM

5.1 HEIGHT

5.1.1 The height of the building shall not exceed 4.8 m above the floor level.

5.2 LEVELS 5.2.1 To ensure integration into the landscape, building layouts must respond to the contours of the site and where possible step down with the contours.

5.3 PLAN FORMS

5.3.1 Plan forms must be rectangular, or composed of rectangular or square forms.

6. ARCHITECTURE, STYLE AND CHARACTER

6.1 GENERAL

6.1.1The general style prescribed is a contempory, eco type design. To ensure a clear concept for the development the following items get highlighted to form a common language.

6.1.2 The common language consists of the following:

 A limited and sympathetic colour range with subtle variations.  Use of a compatible range of building materials.  Similarity in fenestration and architectural style.  Consistency in the approach to roof forms.  Integration of the building into the landscape.  Used of mixed materials and textures –natural stone, brick,concrete and paint.  Vertical brush external plaster rendering.  Response to climate and context.

6.2 USE OF COLOUR

6.2.1 Colour is intended to act as a primary theme conveying element and reflecting the Bushveld Contemporary style of Zwartkloof. Approved colour samples to choose from will be displayed on site. 6.2.2 A sample colour application must be approved prior to commencement of work.

7. CONSTRUCTION AND MATERIALS

7.1 ROOFS

7.1.1 All roofs shall be ‘Dark Dolphin grey’ steel roof sheeting. The pitch shall be between 1degree and 10 degrees. 7.1.2 Flat concrete roofs will also be permitted. These roofs must be concealed.

TYPICAL ROOF CONSTRUCTION

7.2 EXTERNAL WALLS (SITE WALLS AND FENCES)

7.2.1 No fencing of the boundaries of a stand will be allowed. 7.2.2 All external and yard walls shall compliment the character of the building and the building materials to be used. 7.2.3 If solid walling is required to enhance certain parts of the property (for example, to screen the swimming pool and bomas), then such walling should not exceed 1.8m in height. 7.2.4 Screen walls for dry yards shall not be less than 2.1m from finished floor level.

7.3 FENESTRATION, DOORS AND LOUVRES

7.3.1 Windows should be natural hardwood or bronze powder coated aluminum 7.3.2 The proportions of all windows are to be such that there is either a square or approved rectangular proportions for punctuation. Large glass areas may be subdivided in a variety of ways with either horizontal or vertical expressions. 7.3.3 Win blocks and cottage pane windows will not be permitted. 7.3.4 Garage doors may be single or double horizontal panels and may be either wood or powder coated aluminium to approved colour. 7.3.5 External burglar bars will not be permitted. 7.3.6 Natural timber or powder coated aluminium shutters may be used but only within the approved colour range.

7.4 CHIMNEYS

7.4.1 A square chimney mass without applied detail is recommended, but a variety of expressions will be considered. Chimneys must not be higher than 6m above floor level.

7.5 COLUMNS

7.5.1.1 Columns must be of square steel or timber. Square brick or conctrete columns of sound proportion will also be permitted. 7.5.1.2 Only simple contemporized columns may be used. No classical columns will be allowed. 7.6 SEWERAGE PLANTS AND DRAIN PIPES AND WATER SUPPLY.

7.6.1 All soil and waste pipes shall be concealed. 7.6.2 Only closed system sewerage disposal systems may be used. 7.6.3 All sewerage plants must be SABS approved. 7.6.4 Each house must be supplied with an approved water meter which will form part of the building contract. 7.6.5 No drainage installation will be allowed outside the site boundary. 7.6.6 A specified water meter will be installed by the developer before commencing of any building work and the cost thereof will be for the owner.

7.7 GUTTERS AND DOWN PIPES

7.7.1 Gutters and down pipes should be unobtrusive and matching the colour of the roof.

7.8 SATELITE DISHES, SOLAR PANELS, AND AIR CONS.

7.8.1 Solar panels, must be placed discretely for minimum visibility. 7.8.2 Solar geysers must be painted to match the roof colour. 7.8.3 Air con units must be installed on ground level and painted to match wall colour or screened of on a higher level.. 7.8.4 Air con units on concrete roofs must be concealed behind parapet walls and painted to match wall colour. 7.8.5 Satellite dishes must be place as unobtrusive as possible and painted to match wall colour. 7.8.6 Solar pool heating systems ( Solid flat panel type) are allowed and must be installed proffesionally and unobtrusive.

7.9 COLOUR SCHEMES

7.9.1 Colours to be used must be according to approved colour scheme.

7.10 PERGOLAS, CANOPIES AND CARPORTS.

7.10.1 Lean- to and temporary carports will not be allowed. 7.10.2 No pergolas may be covered with any corrugated sheet material, either opaque or translucent but only with specified roof sheets. 7.10.3 Shaded pergolas may only be covered with timber laths. 7.10.4 No gutters and downpipes are allowed for the above application. 7.10.4 No shade cloth will be allowed. 7.10.5 No Wendy houses or other temporary structures may be erected. 8. SITE USE

8.1 LIGHTING AND SIGNS

8.1.1 No Signs other than the site numbers provided by the developer will be permitted. 8.1.2 External light fittings must be placed discreetly in order to prevent light pollution and discomfort for surrounding neighbours. 8.1.3 Where light fittings are higher than 800mm above ground level extra care must be taken on the choice of type of fittings and brightness of source.

8.2 LAUNDRY, REFUSE AND GAS

8.3.2 Laundry drying areas and refuse bins must be completely enclosed, with walls, which must complement the character of the house. The walls must be 2.1m high to provide the necessary screening.

8.3 DRIVEWAYS AND PAVING

8.3.1 All driveways leading from the internal access road must match exiting road or are to be paved or alternatively remain a gravel road. 8.3.2 Any additional driveway between existing roads and site boundaries will form part of the building contract. 8.3.3 No tarred surfaces will be allowed.

8.4 SWIMMING POOLS AND PROTECTION

8.4.1 Each owner will be responsible for the safety around pools. 8.4.2 No swimming pool larger than 16m² for private lodges and 40m² for corporate lodges will be allowed. 8.4.3 The design of the swimming pool will be such that any wild animal falling into the pool will be able to climb out of the pool. 8.4.4 No drainage, pool pumps or any installation can be installed over the site boundary.

8.5 STORM WATER MANAGEMENT

8.5.1 Each owner must take responsibility for the storm water originating from his property.

8.6 SITE DIAGRAM AND CONTROL

8.6.1 The site diagram to be issued will indicate site dimensions, contours, and prominent natural elements as well as service connections. ZWARTKLOOF PRIVATE GAME RESERVE DEVELOPMENT GUIDELINES

SECTION B

MANDATORY CONTROLS

TABLE OF CONTENTS

1. APPROVAL OF PLANS 1.1 National building regulations 1.2 Approval of plans 1.3 Approval time 1.4 Scrutiny fees

2. APPROVED BUILDING MATERIALS

2.1 Only the following approved building materials may be used

3. SITE USE 3.1 Temporary structures

4. CIVIL, STRUCTURAL & ELECTRICAL ENGINEERS 4.1 Civil / structural engineers 4.2 Engineers certificate 4.3 Electrical compliance

5. CONTRACTOR AND BUILDING CONTROL 5.1 Introduction 5.2 Legal status 5.3 Conditions regarding building contractor activity 5.4 Consultant’s professional board 5.5 Telephones 5.6 Building deposit 5.7 Compliance with approved plans 5.8 Environmental management 5.9 Housekeeping 6. LEGAL STATUS

1. APPROVAL OF PLANS

1.1 NATIONAL BUILDING REGULATIONS 1.1.1 Should any provision of this development guideline be regarded as contrary to the National Building regulations, then the National Building regulations take precedence?

1.2 APPROVAL OF PLANS 1.2.1 No building may be erected or altered without approval by the DRC. This does not apply to internal amendments to existing buildings. 1.2.2 All plans for the construction of, or alterations to buildings must be prepared by the Architect who is appointed by the developer. 1.2.3 The applicant shall formally apply for approval of plans in accordance with the regulations prescribed by the HOA. 1.2.4 Prior to the submission of formal plans, for approval in terms of the regulations determined by the HOA, stand owners must submit sketch drawings to the HOA for approval in principle of the design concept. Drawings to be submitted must be at scale of at least 1:100 1.2.5 Selected materials must be indicated on the drawing. 1.2.6 All drawings submitted for approval must indicate contours of at least 250mm intervals, indigenous trees and rock formations. 1.2.7 Before drawings can be submitted to Local Authority for approval it must carry the stamp of approval from the HOA. An extra hard copy of the working drawings must be submitted to the HOA for retention in their records. 1.2.8 The HOA may approve waivers of any mandatory specifications under special circumstances where such waivers are recommended by the Consultants and are considered justifiable by the HOA Committee. The decision of the HOA shall be in their sole and absolute discretion. 1.2.9 Any dispute, regarding any decisions, regarding these Development Guidelines, will be taken to arbitration in terms of the Homeowners Constitution.

1.2.10 A decision regarding any dispute arising from the above will be submitted to the Developer for final approval. 1.2.11 Buildings must be constructed in terms of the approved plans and no additional space or no changes to finishes or fenestration may be made or omitted without the consent of the HOA. 1.2.12 The provisions of the National Building Regulations, as per the National Building Regulations and Building Standards Act (Act 103 of 1977), shall apply, with specific reference to the approval of building plans and the issuing of occupancy certificates by the Municipality. 1.2.13 All buildings and structures shall be made subject to the provisions of the Architectural & Development Guidelines and any and all amendments to the said document as may be affected and approved by the HOA. 1.2.14 Any additions and alterations to existing houses are subject to approval by the HOA and Bela-Bela municipality.

1.3 HOA APPROVAL TIME 1.3.1 Plans will be approved and or returned within 2 weeks of submission.

1.4 SCRUTINY FEES 1.4.1 Sketch plans together with site plans must be submitted for approval. Two copies of each plan is due on submission. 1.4.2 Working drawings must be submitted for approval to the HOA together with the prescribed scrutiny and approval fee of R-1500.00. This fee is due on submission. 1.4.3 Scrutiny fee for additions and alterations wil be R450.

2. APPROVED BUILDING MATERIALS

2.1 Only the following approved building materials may be used:  Natural Stone.  Approved face bricks for plinths and screen walls.  Natural timber.  Painted steel  Powder coated aluminium  Natural coloured plaster  Chromadek sheeting.  Whattle screens.  Off shutter concrete  Approved paving  Cobble stones

The approval of the HOA should be obtained for the use of any materials other than the prescribed building materials for external use.

3. SITE USE

3.1 TEMPORARY STRUCTURES 3.1.1 Vegetable tunnels, wendy houses, zozo huts and plastic covered structures are not permitted. 3.1.2 Any other temporary structures require the prior approval of the DRC.

4. CIVIL, STRUCTURAL AND ELECTRICAL ENGINEERS

4.1 STRUCTURAL ENGINEERS 4.1.1 All civil/structural engineers shall be appointed prior to the finalisation of architectural drawings to assess the following civil/structural issues:  Geotechnical conditions for foundation specifications.  Assessment of specifications of retaining walls.  Structural design of super structure.  Waterproofing details and specifications to retaining walls, roofs and lower ground floor areas.  Accommodation of higher lying erf’s storm water to be addressed and indicated on all submission plans.

4.2 ENGINEERS CERTIFICATE 4.2.1 It is a requirement of the Local Authority to submit a professional engineering certificate for:  Structural design (to be submitted with building plans).  Structural supervision.

4.3 ELECTRICAL COMPLIANCE 4.3.1 The electrical and communication connection will be provided on the site boundary of each site. This connection and municipal meter must be accommodated within the owner’s boundary unless otherwise indicated.

5. CONTRACTORS AND BUILDING CONTROL

The contractor appointed for construction on the individual erven should sign and comply with the contractor’s site agreement as provided by the Developer in order to maintain safety and security on site.

5.1 INTRODUCTION 5.1.1 The Zwartkloof Homeowners Association, the legal representative of residents of the Zwartkloof development has adopted certain rules relating to building contractor activity in the Development. The primary intention of the provisions hereunder is to ensure building activity in the Zwartkloof Development occurs the event of any uncertainty, residents and/or their contractors must consult with the Zwartkloof Private Game Reserve HOA.

5.2 CONDITIONS REGARDING BUILDING CONTRACTOR ACTIVITY 5.2.1 All contractor’s workers and/ or the sub contractors must comply with security arrangements and is subject to these rules. The owner must ensure that this is done. 5.2.2 The site is to be kept clean and neat. The contractor shall provide facilities for rubbish disposal, ensures that the workers use the facility provided and ensure that the rubbish is removed weekly and not burned on site. 5.2.3 All material should be off-loaded within the screened area and the contractor will ensure this is done. 5.2.4 The contractor must provide toilet facilities for the workers. 5.2.5 No building boards may be erected. 5.2.6 Access from the road to the building area will be gained only along the route that will finally serve as the access road to the dwelling. 5.2.7 The owner and contractor shall be responsible for damage to roads and plants and/ or private property. 5.2.8 If the conduct of the contractor and/ sub-contractor causes any concern to the HOA ,the HOA may rectify as deemed necessary and/ or reserve the right to suspend building activity until such undesirable activity has been rectified. The HOA is empowered to act at any time and without notice, and without recourse from the owner and/or contractor and/or sub-contractor. 5.2.9 Any contractor or sub-contractor of what ever nature will have to be approved by the HOA. 5.2.10 All professionals involved in the individual home owners developing the properties e.g. Architects, Engineers, Landscaping architects and Land surveyors but not limited to the aforementioned categories all have to be approved by the HOA. 5.2.11 No fauna or flora may be damaged or removed. 5.2.12 The contractor and sub-contractors and his suppliers will follow the route to the stand prescribed by the HOA, keep to the speed limit and not disturb or harm fauna and flora on the farm in any way. If any contractor or supplier or any person in his employment is noticed is found on any other part of the farm not required for the fulfilment of his duties it will be deemed that he is in breach of this clause and the HOA will be entitled to invoke the prescribed penalties. 5.2.13 No wood may be collected on the property. 5.2.14 No open fires are allowed and cooking should only be done on gas or paraffin stoves 5.2.15 A water meter that comply with approved specification must be installed on the site boundary by the owner before start of construction work.

5.3 BUILDING DEPOSIT 5.3.1 A building deposit of R10 000.00 must be paid over to the HOA once construction commences. This amount will be held in trust (free of interest) by the Homeowners Association. This deposit will be used to remove any rubble or make good any damage caused by the builder.

5.4 ENVIROMENTAL MANAGEMENT 5.4.1 The final approved environmental management plan will impose specific regulations related to environmental impact issues and will be made available on approval.

5.5 HOUSEKEEPING 5.5.1 A set of housekeeping rules must be developed once the HOA is established to ensure smooth operation and management of the estate. These rules will be formulated after consultation with the homeowners. LEGAL STATUS This document forms an integral part of the sales agreement. Issues such as building time clause and building periods are governed by this agreement.