Design guidelines for

Romansbaai Beach and Fynbos Estate prepared for Dangerpoint Ecological Development Company by Jane Visser Architects (Pty) Ltd and CNdV Africa cc landscape architects

20th August 2015

20 August 2015

Contents 1. ! Introduction 2!

2. Summary of design guidelines 3!

3. ! Diagram of typical erf 6!

4. ! Building Zone 6!

5. ! Building lines 6!

6. ! Footprint & height restriction 6!

7. ! Construction Space 7!

8. ! Terracing of front edge for red sites only 7!

9. ! Environmental Control Officer 7!

10. ! Construction Phase 7!

11. ! House forms and architectural language 8!

12. ! Roof forms 8!

13. ! Materials & finishes 9!

14. ! Fencing, walling & screens 9!

15. ! Lighting 9!

16. ! Pools 10!

17. ! Drainage and Storm water 10!

18. ! Water use (Sanitary ware) 11!

19. ! Signage 11!

20. ! Driveways and paved areas 11!

21. ! Hard landscape elements/ outdoor structures/ sculptures/ ornaments

12!

22. ! Planting 12!

23. ! General 12!

24. ! Procedure 13!

25. ! Contact numbers 15!

Annexure A. ! Pro-forma diagram 16!

Annexure B. ! Colour palette for walls, doors & windows 17!

Annexure C. ! Plant list 19!

Annexure D. ! Height Restriction Diagram 20!

Annexure E. ! Materials list for paving or external hard surfaces 21!

Annexure F. ! Materials list for fences/screens or walls 22

Annexure G. Coverage diagram 23

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1. Introduction

Romansbaai Fynbos Estate is situated on the Danger Point peninsula which boasts the natural beauty of milkwood groves, fynbos and north facing beaches. The intention of the design guidelines is to ensure a visually harmonious settlement that fits discreetly into the environment whilst still allowing homeowners to build to maximise the potential of their sites. Key to the guidelines is protection of views, high quality architecture and a commitment to retain & enhance the natural environment wherever possible. The guidelines are intended to be used as inspirational rather than limiting. All designs are to be approved by a the Home Owners Association’s appointed Estate Architect, a registered professional Architect; who will ensure that not only are the guidelines observed but that the aesthetics of the proposed design are acceptable and suited to their sites. It is not the intention to produce an environment of totally consistent uniformity as this can be bland and unpleasing. Rather, it is the intention that architects will be motivated to create designs of excellence. In order to do this an element of freedom is present to allow the full expression of creativity and to allow for variations in taste. It is recommended that the architects are briefed by the Estate Architect on the design philosophy prior to commencing work. This could save unnecessary work The implementation of the design guidelines will ensure a development within which the following aims will be achieved:

• preserve as far as possible the current natural beauty.

• preserve views from individual erven by careful placement of buildings

• ensure a co-ordinated and harmonious architecture and landscape with the minimum of environmental impact

• enhance the investment value of the scheme as a whole

• protect owners of established properties from haphazard / unsightly architecture

The erven on the estate have been divided into four groups depicted as Red, Purple, Blue and Yellow sites on the Height Restriction Diagram of the Estate in the Annexure. These guidelines apply to all of the erven on the Estate but where indicated there are some specific guidelines for the different sites. All buildings must comply with the guidelines and controls set out in this document, NHBRC and the Municipal & National Building Regulations. This document must be read in conjunction with the Estate Construction Management Plan (CEMP), Operation Management Plan (OEMP), Estate rules and any other relevant Estate documentation as well as the relevant municipal zoning and building regulations to ensure that all requirements for design, construction and use are understood before design begins. Please note that, while building lines, maximum coverage and height restrictions are set in these guidelines, designs must also comply with the Overstrand Zoning Scheme.

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2. Summary of design guidelines

The intention of this summary is to give a clear but brief outline of what is not permitted within the development. It should be read in conjunction with the explanatory notes and diagrams in the text that follows. Please note that the majority of these notes take the form of recommendations rather than restrictions:

recommended not permitted

Geometry

rectilinear, right angles only. any angles other than right angles. circular geometry. odd angles and circular shapes only permitted in landscaping (terraces).

Forms

simple rectangular. clusters of simple forms to create complex assembly buildings that step down at the edges.

large symmetrical buildings which dominate the landscape.

Roofs double pitched 17.5o-25o, separate elements. mono-pitched 7.5o-10o

hipped (except on verandas) valley gutter junctions.

Roof overhangs

clipped eaves. overhangs at long edges of roofs. sprocket eaves.

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bargeboards. parapet wall gables.

Materials eaves walls garden & courtyard walls, fences windows, doors & shutters All colours used must only be from the colour palette

stained dark timber. plastered & painted walls, approved stone. walls as house walls, "latte" or vertical slatted timber fences left to weather or stained dark. weathered teak (or similar). dark oiled timber. aluminium: epoxy in colours from palette. timber: painted in colours from palette.

light colours. facebrick, "smartstone" or similar. vibracrete or similar white timber. white aluminium.

Proportions of openings

generally, vertical or square proportions when punctures in wall, large glass walls permitted sloping edged glazing is permitted as clerestory

triangular or oddly shaped

Large glass

set back minimum 2.5 m from eaves line shaded with pergola, veranda

on facades

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Main terrace (for red/ beach escarpment sites only)

position and maximum height as stipulated, approved stone or landscaped slope. Slope may fall within Construction Space. All building (including verandas & overhangs) to be set back 5m from the front edge of this terrace.

houses on (visible) stilts not allowed on any part of the Estate

Building Zone Building Zone location and orientation on each erf has been predetermined

all building work & garden within Building Zone on certain sites the front edge of the Building Zone will be defined

any building or garden outside Building Zone

Erf

fynbos outside Construction Space to be cordoned off during building period, fynbos to be rehabilitated and maintained gateposts to Estate design

boundary walls & fences

Size of Footprint

Footprint is up to 70% of the building zone. ground floor (weatherproof)- area measured includes walls planted roofs do not form part of Footprint measurement only when they extend into landscape 2nd storey less than 50% of ground floor footprint

Height Restriction From natural ground level

Yellow and purple sites restricted to 7.5m high red/ beach escarpment sites restricted to 6m blue sites restricted to 5.5m

Building lines

build to the edges of the Building Zone with the following exception: (certain red/ beach escarpment sites only)- set back 5m from front edge (edge of terrace)

Facades (outward facing only)

facades less than 5.5m high (steps back minimum of 1m if higher)

Sheer facades more than 5.5m high

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3. Diagram of typical erf

4. Building Zone

Intention: Although large erven have been planned, a limited size and defined position of Building Zone means it is possible to control to an extent the placement of houses. This way, optimum views and orientation can be ensured for each house. Build ing Zones have been placed with sun, views, slope and urban design in mind. The Building Zone concept (especially when used in conjunction with no erf fences/walls) ensures the maximum fynbos between houses. The Building Zone on each erf will be agreed will be determined and agreed with Estate Architect, prior to the commencement of working drawings. All built work (including house, courtyards, swimming pool, parking & areas of paving) and gardens must be within this Building Zone. Some parking and driveway may fall outside building zone (but inside construction zone) with the Estate Architect’s approval. Maximum Building Zones: Front row houses (as indicated in Coverage Diagram in annexure as purple erven) 650m2. All others maximum 570m2.

Erf 117 and 163 are the only exceptions and they will have a maximum Building Zone of 1265 m2 and 960 m2 respectively.

5. Building lines

Intention: Because the Building Zones, location and orientation is defined for each site, building lines are not required and houses can extend right up to the edge of the Building Zone with the following exception for red/ beach escarpment sites only: all buildings (including verandas and roof overhangs) are to be set back a distance of 5m from the front edge (expressed as the terrace edge/ down slope edge) of the Building Zone. Site 117 is exempt from this owing to it having a long narrow Building Zone. No building zones may be closer to boundaries than what is permitted in the Overstrand Zoning Scheme Regulations.

6. Footprint & height restriction

Intention: The size of the individual house Footprint is to be restricted to reduce the visual impact. Landscaped flat roofs (where they merge with the landscape) are encouraged as they have a reduced visual impact. The blanket height restriction which follows the contours is a way to ensure that owners can effectively build as much accommodation as required. See the annexure with the Height Restriction Diagram which specifies height restrictions for each erf. The maximum Footprint for the front row houses is 70% of the Building Zone and for the rest it is 300m2. The 2nd story is to be equal to or less than 50% of the ground floor footprint. The Footprint is calculated as the ground floor (enclosed/ weatherproof) area (including walls) but excluding any planted roofs where that roof merges with the landscape.

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A blanket height restriction of 7.5m measured from natural ground level over the site pre-earthworks with the exception of the red/ beach escarpment sites which have a 6m height restriction and blue sites which have a 5.5m height restriction. The houses on the purple sites may be seen from the beach and therefore special care needs to be taken in their design. No house may be higher than what is permitted in the Overstrand Zoning Scheme regulations (8m from base level to top of roof). Effective coverage on any erf may not be more than what is permitted in the Overstrand Zoning Scheme regulations (50% of erf area). Outward facing facades may not be more than 5.5m from the ground (natural or finished) The facade must step back a minimum of 1m if the building is higher than 5.5m at the facade.

7. Construction Space

Intention: to set aside a space around the perimeter of the Building Zone to allow for the activity of construction. Although the space will be determined specifically for each site by the ECO, it is to be a maximum of 5m along the road side/s of the Building Zone, with 3m along the remaining sides.

8. Terracing of front edge for red sites only

Intention: The macro-architecture of the red/ beach escarpment sites is seen as particularly important owing to the highly visible nature of the sites. Setting the fronts of the houses back from the terrace edge and promoting a “long, low horizontal” type of architecture will create a unifying set of strong horizontal lines across the site. These horizontals will reinforce the feeling that currently exists on the site. From a distance the houses on the slope will read more as geological strips than as a collection of houses, and feel more "landscape" than "house". The front view-facing edge of the platform can be built as a terrace with stone retaining walls or as a landscaped slope. The sides of this terrace are to return and merge into the landscape in a sympathetic manner.

If the terrace edge is constructed as a landscaped slope it may fall within the Construction Space (i.e. outside the Building Zone). The slope must be replanted and rehabilitated as elsewhere in the Construction Space. The height of the terrace edge may not exceed 1.5m (including balustrades if required) from natural ground level at that point. The front line of the building must be set back 5 metres from the front of the terrace. Site 160 is exempt from this due to it having a long narrow Building Zone.

9. Environmental Control Officer

The estate's appointed Environmental Control Officer, (ECO) will give input into the design review committee and will be available to discuss the provisions of the Environmental Management Plan (EMP) A search and rescue operation must be performed with the ECO in the construction space to identify plants and remove if required. The ECO will demarcate the Construction Space that surrounds the Building Zone for each site. Construction workers are forbidden beyond this space. All construction staff, including day workers, are to be inducted and trained by the ECO as to the requirements for working on the site. Contractors are to be held responsible for the behaviour of the employees and the ECO will have the power to levy fines against contractors that do not comply with the provisions of the CEMP.

10. Construction Phase

Intention: the success of this Fynbos Estate will be determined by the degree to which the flora and fauna on the site is preserved, rehabilitated and allowed to re-establish.

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In this regard all construction shall be governed by the Construction Environmental Management Plan (CEMP) which must be made an integral part of the contract with the contractor building on the erf.

11. House forms and architectural language

Intention: to build an environment which would fit into both the natural and cultural context of the region. Traditional to the region are low pitched barn-shaped houses with verandas. Much of the agricultural outbuildings (barns and sheds) and even some of the buildings associated with the fishing industry have a robust, honest and earthy charm. Elements from all these vernaculars could be creatively interpreted in the design of the individual houses. At the same time, it is essential to fit into the natural context. An overarching idea to be considered (particularly of the red/ beach escarpment sites) is of the Danger Point peninsula's history as a remote and wild place. The architecture should strive to reflect some of these qualities. This approach will avoid the application of the various familiar suburban "styles" and will result in the development of a truly appropriate architectural language unique to this very special section of coastline. There are no prescribed house forms, but generally, simple, contained volumes will be favoured. These simple volumes could be clustered to create more complex forms. Accretional forms which bulk up to the centre and step down around the edges are encouraged. Large buildings which (owing to symmetry) dominate the landscape will not be allowed. Buildings should “sit in” rather than “sit on” the landscape. They should, in their design and finishes not call attention to themselves, but let the fynbos and natural features of the site predominate. The red/ beach escarpment sites are more visible and on these sites long, low forms are a more appropriate way to incorporate the houses into the landscape effectively.

12. Roof forms

This section is to be read in conjunction with "house forms & architectural language". Roofs are limited to double-pitched, mono-pitched or flat roofs. All flat roofs are to be planted unless they form part of an outside living area (not more than 25% of the footprint of the flat roof. Only decking or paving can be used on such flat roof living areas. Roof pitch to be between 17.5o – 25o Monopitched roofs must run in same direction as existing slope and may only have overhangs on the lower edge – not on upper edge or sides. These roofs must have a pitch of 7.5o- 10o

No parapet gables will be allowed. Bargeboards are recommended. Eaves should either be clipped eaves with no overhang or a substantial (greater than 1.2 metres) overhang to create a long, low effect Roof- windows co-planar with the roof, are allowed. Finishes are to merge with roof colour Dormer windows: "Victorian" style dormer windows (with pitched or hipped roofs over) will not be allowed on the red/ beach escarpment houses. If motivated as part of an appropriate architectural language they will be considered for approval on the rest of the Estate. Mono-pitched roofs are suggested as an alternative. Long dormers of this type are acceptable as long as a substantial portion of the main roof remains on either side. Parapets: All parapet walls to roofs to be 450mm wide Pergolas: the use of pergolas is encouraged, particularly to shade areas of glass.

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13. Materials & finishes

Intention: a restricted palette of colours of quality materials. Darker colours have been favoured (for the red/ beach escarpment sites especially) in order to blend with the landscape and to create the minimum visual impact. Please refer to the Colour Palette annexed. Walls: plastered walls painted from approved colour palette Approved natural stone (no "smartstone" or similar). Natural stone rubble walls to be coursed level every half metre and to have a horizontal effect. No dressed stone (except as lintols). Front terrace wall: (red/ beach escarpment sites only): approved natural stone as above or landscaped slope (to blend with surrounding vegetation.) Roofs: Black or dark charcoal slate, Black or dark charcoal "Brownbuilt profile" roof sheeting, Diamondek concealed fixing roof sheeting, Victorian Profile fibre cement in charcoal colour. Also copper. Flat roofs: to be planted as extensions of the landscape unless part of outside living area to maximum of 25% of footprint Pergolas: The use of pergolas is encouraged to soften the built forms in timber as elsewhere or metal in dark charcoal colour. Fascias & gutters: in dark colours (black, dark brown or charcoal) to read as an extension of the roof. Doors, windows, shutters: either weathered teak or similar, dark brown oiled timber, painted in colours (ref Colour Palette), and powder-coated aluminium in colours (ref Colour Palette). Shutters to have horizontal effect Frameless and stainless steel framed doors are allowed when used for the openings recessed behind pergolas and verandas. All large glass surfaces to be set back a minimum of 2.5metres from eaves line or shaded with a veranda roof or pergola (to avoid reflections).

Burglar bars, screens, balustrades & lattices: timber (weathered teak, dark oiled or painted as elsewhere) metal: painted or epoxy-coated ref. Colour Palette. All slatted screens, lattices to have vertical effect

14. Fencing, walling & screens

Intention: to blend with the Estate Landscape Architecture. As previously stated, walls and fences are only found within the Building Zone. This is to allow the fynbos to "flow" as freely as possible between the houses There is to be no fencing or walls around the residential erven. Within the Building Zone, limited fenced or walled spaces can be created contiguous with the house, to serve as courtyards, drying yards, car courts, pool enclosures etc. Courtyard walls, walls in the garden, fences: to match walls of house (i.e. stone or painted plaster), "latte" in dark colour or natural weathered, slatted timber stained dark brown, ref Colour Palette (vertical slats). See materials list Under no circumstances will fences or walls which are not in keeping with the aesthetics of the estate be allowed. Any fence, screen or wall must be approved by the Estate Architect prior to erection on site. Laundry or drying yards and any storage areas must be completely hidden from view and must be incorporated into the building footprint area.

15. Lighting

Intention: The general principle for the Estate is that lighting should be minimal and cause the least visual impact. At night this will give a rural rather than an urban/suburban feeling to the site. Another benefit will be to protect the currently impressive star-scape at night Outdoor lighting is to be kept to a minimum and at low levels (bollards or wall mounted shielded down-lighters).

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Under no circumstances will security / flood lighting be allowed. Lighting at entrances to driveways: subtle lighting to illuminate number only will be allowed. All lighting of gardens, courtyards and building exterior is to be subtle. No floodlights or up lighters. No coloured lighting will be allowed. Any lights above 1 m height above ground level are to have baffles or hoods to direct the light downwards. All garden lights (e.g. bollards) are to be black or stainless steel. Interior lighting must be designed in such a way that the light source is shielded from view outside. No naked light sources are to be visible from outside. Only reflected light should spill out from the house. All lighting must be approved by the Estate Architect. Energy saving low voltage, LED’s or compact fluorescent lights, instead of incandescent lights, must be used.

16. Pools

No “feature” rocks, fake rocks or rock pools will be allowed. Pools or ponds are to be located within the building zone Visible edges of rim-flow pools shall be in a colour or finish which is in accordance with walls or retaining walls. See colour palette. Pools to be either fenced with Estate approved pool fence in approved colour (to Landscape Architect's design) or walled with walls of minimum 1200 high. Pool pump to be in fully enclosed chamber to reduce noise. Pool pumps must be incorporated into building zone for example into courtyards.

Free-standing pumps will not be allowed outside of the building zone or in any fynbos areas. Backwash water shall be dealt with in terms of the OEMP document Pool colours shall be grey, natural cement or black. No bright colours, white, blue or green pools will be allowed. Under no circumstances will ponds be allowed in the no-go fynbos areas. Ponds are however allowed within building zone. No rock pools or artificial rock water features will be allowed. All pools, pool fences and water features must be approved by the Estate Architect prior to construction.

17. Drainage and Storm water

Garden designs should make use of as much permeable surfaces as possible to encourage rainwater to soak into the ground. Surface and roof water must be collected and used to water gardens or dispersed into the surrounding vegetation in a way that will not cause erosion and in line with the water demand management and conservation plan. Storm water run-off and swimming pool backwash is to be controlled in order to prevent erosion. Storm water solutions must be clearly indicated on the site plan. Rainwater shall be stored in tanks for use in the garden and house. Tanks must be approved by the Estate Architect. Under no circumstances will fibreglass tanks, retrofitted, be allowed. Tanks may be installed underground or must form an integral part of the architectural design of the house. Finishes shall conform to the general materials and colour specified for the building, or shall be completely hidden behind walls. Tanks shall be installed within the building footprint of the house and completely hidden from view,

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unless they are installed entirely underground, in which case they may be installed in the building zone. Pre-cast concrete channels or headwalls of any nature will not be allowed. Channels shall be built of approved stone or rock-filled where they are required.

18. Water use (Sanitary ware)

Water Saving devices must be used (Dual flush toilets, low flow shower heads, taps, etc.)

19. Signage

During construction only one blue Architects’ board, to HOA specification, may be erected on site. No further signage or advertising will be allowed anywhere on site. The only permanent signage allowed on erven will be house numbers which must be to the HOA specification. Numbers must be understated and congruent with the fynbos estate. No neon or backlighting allowed. No further signage will be allowed. The signage must also comply with the Overstrand Municipality outdoor Advertising Signage Bylaw.

20. Driveways and paved areas

All driveways and paving that are visible from the road shall match the Estate’s exposed aggregate paving. Driveways may not extend more than 3.5m along any street edge. Driveways may not extend down the side of the building zone but must go directly from the road to the building zone thus reducing any “no go” area that it may have to cross if the building zone is set back from the road, subject to review by the ECO.

Where driveways cross the road reserve (sidewalk) area, the owner shall be responsible for the installation of two 110 diameter sleeves. These are to be installed 600mm under the finished level of the driveway, and must extend at least 600mm beyond the edges of the driveways. Two guest parking bays must be supplied per erven within the Building Zone. This is over and above any garages and parking that is required for the owners. All paving or hard surfacing must be indicated on the site plan and must be approved by the HOA prior to installation. Under no circumstances will tar or plain concrete kerbs or plain concrete edgings be allowed. Pressed concrete pavers, other than the exposed aggregate pavers specified on the list, will not be allowed Although semi-hard surfacing such as crushed shell, gravel, rock or pebbles is encouraged as an alternative to hard paving, these will not be allowed in lieu of planting and are not allowed anywhere outside of the building zone, with the exception of the 3.5 m wide driveway. The use of timber decking in hardwood with natural finish (no varnish or oil) or Tanalith treated timber as outdoor surfacing is encouraged. Timber log edged pathways will not be allowed anywhere. Under no circumstances will homeowners be allowed to construct pathways or boardwalks from their erven to provide private access to natural or fynbos areas. The only access to these areas is through the estate path and boardwalk system. Where access roads to houses are in slopes >1:4 then roads should be aligned at 90 deg to the slope to avoid cutting in. Such steep sections should be paved with 75mm interlocking pavers to ensure necessary grip.

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21. Hard landscape elements/ outdoor structures/ sculptures/ ornaments

1. Pergolas or gazebos may only be installed within the building zone and must be designed as part of the house.

2. ‘Wendy houses’ or garden sheds will not be permitted. 3. Under no circumstances will retro-fit lapas or gazebos be allowed. 4. Braai areas shall be designed as part of the house, with spark

arrestors. 5 No free-standing braais or open braai areas are allowed 6. Retaining walls or structures must be endorsed by the HOA &

approved by the Overstrand Local Authority. Under no circumstances may concrete retaining blocks be used anywhere on the estate (Loffelstein, Terraforce etc). Stone-clad walls or approved rock-filled gabions (in stainless steel baskets only) are encouraged.

7. The maximum height for retaining walls shall be 1.5m, but these shall

be kept to an absolute minimum. 8. Pots, sculptures or ornaments which are visible from outside of the erf

must be approved by the HOA. No such elements will be allowed outside the building zone.

22. Planting

Intention: Locally indigenous gardens to retain habitat for birds, insects and small fauna. Continuity of fynbos, with houses forming islands within the landscape will allow the least disruption of the natural habitat and can preserve much of the interest (bird watching for instance) that the area currently offers.

Lawns are only allowed within the building zone. All lawns shall be fully enclosed with a paved edging strip of at least 300mm in width. Only buffalo lawn or Cynodon dactylon may be used. Sidewalk areas shall be planted using only plants from the sidewalk planting list, and shall be installed in an informal, natural manner and at a density of at least 4 plants per m2. Under no circumstances will any hard surfacing, other than the driveway, be allowed on sidewalks. Automatic irrigation with rain sensors shall be installed to all garden areas, as well as to re-vegetated and sidewalk areas, by the home-owner. Where possible, use must be made of water from the rain tanks for all irrigation. All standpipes shall be black. Boreholes are not allowed on individual erven. Use of any plants which are not on the approved list is strictly prohibited. Owners are encouraged to purchase plants from a local source. Landscape plans which include a list of plants, sizes and densities are to be submitted as part of the building plan submission and shall be implemented prior to occupation of the house. Fertilisers, sprays and composts shall all be organically certified, such as Biogrow or Reliance or Seagro products. Planting in pots, courtyards and planters are allowed within the building footprint.

23. General

Plumbing pipes must be fully concealed. No protruding radio/TV aerials, outdoor radio systems, satellite TV dishes or DSTV are permitted.

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Use of solar heating to be encouraged. Solar heating panels must be flush with roof or unobtrusive. All unsightly objects i.e. dust bins, refuse containers, washing lines & storage areas, pets' accommodation, kennels, water tanks, commercial type vehicles, boat or caravans, trailers or derelict vehicles must not be visible from roads, public open spaces, nature areas or other erven. Signage must be to the approved Estate design. Drainage structures (e.g., gutters, drains, pumps, ditches) must be designed so that they do not act as pitfall traps for small creatures. They should either have gently sloping edges or be adequately covered to prevent creatures from falling into them. Water saving devices and technologies (e.g. dual flush toilets, low flow shower heads and taps, etc.) must be used. In order to reduce the need for air conditioning, the use of solar glazing, energy efficient windows and insulation is encouraged, in line with the energy management plan of the Estate. All air-con units must not be visible from anywhere outside the boundaries of the erf. All solar panels and air-con units are to be indicated on drawings. Refuse bins are to be housed in areas that ensure they are not visible from anywhere outside the individual erf. These areas/ structures must comply with the design guidelines, must be integrated into the design of the house (not separate structures on the street) and must not detract from the aesthetics of the house. Boats can only be kept on erven if they are stored in closed and roofed garages and thus not visible from anywhere on the erf or surrounds. No ‘afdak’ (canopies) or similar structures are allowed for boats. The boat garage will have to form part of the building footprint.

24. Procedure

All designs to be by Registered Professional Architects. All owners shall be required to employ an Architect who shall be registered with the South African Council for the Architectural Profession (SACAP) and the South African Institute of Architects (SAIA). The appointment shall be for a "full service" from inception to contract administration in terms of the ‘South African Institute of Architects’ (SAIA) Client / Architect Agreement. Step one: It is essential that Architects are briefed by HOA and the Estate Architects prior to commencing any design. Step two: Preliminary sketch plans of buildings must be submitted* to and approved by the Homeowners' Association before working drawings are commenced together with a fee as listed below. Drawings must be to scale and indicate materials and colour being considered and all walls and preliminary landscape proposals. Type and extent of site lighting must be indicated on the landscape plan. The Estate Architect will consider the drawing and will notify the owner’s Architect of the approval, or of any suggested amendments within two weeks after submission of the plans. Should the Estate Architect suggest any amendment of the design, the owner’s architect must resubmit amended design drawings to the Estate Architect who shall confirm within two weeks of submission whether the amendments are accepted. Drawings are required to be submitted to and approved by the Overstrand Municipality (duly endorsed by Estate Architect) prior to the commencement of building works. All local authority scrutiny fees and connection fees are for the account of the home owner. Step 3: Before Local Authority drawings are submitted to the Local Authority – a copy of the working drawings must be submitted to the Estate Architect for final approval.

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The Estate Architects will consider the drawings and will notify the owner’s Architect of the approval, or of any suggested amendments within two weeks after submission of the plans. Working drawings are to meet the same requirements as the design drawings and the Local Authority will only accept plans signed by the Estate Architect. Summary of process: Sketch plan submission (step 2): R5 600 + VAT payable with submission of sketch design Thereafter, including submission of Local Authority building plans approval (step 3): Hourly as per gazetted fee for “Principal Architect” private sector fees Final sign off by Estate Architect will not be issued before all outstanding accounts are settled. Documentation required for submission to Estate Architect Must be prepared by a Professional Architect registered with SACAP & the Institute of South African Architects, and should include not less than the following: 1. Sketch plans at 1:100 scale showing:

• Plan of all floors • All elevations including full street elevations up to the side

boundaries • Site plan showing driveways and main landscaping elements,

hard surfacing materials, planting, existing & proposed site levels, retaining walls, rainwater tanks, type and extent of site lighting.

• Elevations of street boundary walls & gateways where applicable • Section showing proposed excavations and topography • Diagram (ref Annexure A, pro-forma diagram) showing

compliance 2. Specification of all external materials and finishes 3. Colour schedule of external finishes 4. A4 size “brush out” samples of all external paint colours (step 3 only)

5. Any other additional relevant information /documentation required by the Estate Architect

The Homeowners' Association and Estate Architect reserves the right to request any changes in design or site layout that, in their opinion, is required to conform to the building and landscape design manual / development plan. All aesthetics are to be approved and submission fees are to be determined by HOA on an annual basis. Departures from the Design Guidelines will not be considered unless the HOA, and subsequently the Local Authority, approves the amendment of the Design Guidelines. Members of the Homeowner's Association shall be required to comply fully with any Annexure of the Homeowners' Association constitution. The items cover procedures for submission of plans and subdivision and compliance with the environmental contract. All construction companies shall be required to enter into a detailed written agreement – "Romansbaai: Rules for Contractors" which shall establish all conditions pertinent to the Estate as set out in the EMP. This shall include the following controls: defining the site area: protection of vegetation: provision of on site ablution facilities and services: transport vehicle restrictions: materials storage and delivery: access times: location of wet works: site cleaning: codes of conduct of staff etc. *A checklist of submission requirements will be available from the Estate Architects for sketch plan and final submission. Estate services: The Estate will offer the following services: For builders: power, water, sewage connections Fence off the building zone Search and rescue of plants and bulbs Cut initial building platform Please contact the Estate Manager to make use of this service.

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25. Contact numbers

Estate Architect: Jane Visser Architects Tel 021 423 3241 info@visserarchitects.co.za Environmental Control Officer: Sean Privett / Fynbos Ecoscapes cc Tel 028 388 0782 sean@privett.co.za Overstrand Municipality: Tel 028 313 8000 Gansbaai Administration Tel 028 384 8300 Gansbaai Planning department: aknoetze@overstrand.gov.za Estate Services: Wayne Gabb Cell 082 552 4124

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Annexure A. Pro-forma diagram A diagram (as per this pro-forma diagram) shall provide the following information: 1. the erf with dimensions & area in m2 2. building zone with dimensions 3. construction zone with dimentions 4. applicable footprint restriction Footprint in m2 for ground floor Footprint in m2 for first floor 5. access point (from road) 6. coverage (in terms of the Overstrand Zoning Scheme) m2 based on extent of the erf 7. applicable height restriction in terms of Design Guidelines 8. applicable height restriction in terms of Overstrand Zoning Scheme

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Annexure B. Colour palette for walls, doors & windows

1. Walls: 1.1 Matte paint in colours to exactly match: Plascon to match Earthcote EC05N Bleached bone Plascon colour expressions E18-4 Rothko Plascon colour expressions E 19-3 Amherst 2. 3 Stone: Approved colour range and styles of stonework 4. Roofs: 4.1 Black slate 4.2 Dark charcoal slate 4.3 “Brownbuilt” profile roof sheeting by Brownbuilt or “Victorian Profile”

fibre cement in dark charcoal finish (recommend Zincalume finish) 4.4 Copper 4.5 “Diamondek” concealed fixing roof sheeting in dark charcoal finnish 5. Flat roofs: Planted roof 6. Fascias and gutters Black Dark brown Charcoal 7. Doors, windows, shutters 7.1 Weathered teak or similar

7.2 Dark brown oiled timber (stained with approved stain to later ref to achieve dark brown)

7.3 Painted timber: Plascon “Colour Expressions” Range, satin finish Velvaglo in the

following colours: D15-4 Sasquatch D15-5 Friar D16-6 Kool Khaki E19-4 Sandy Stream E29-4 Sterling E20-4 Seasons E20-5 Normand E16-7 Anodised E29-6 Bovine E31-6 Stainless 7.4 Powder coated aluminium: Akzo Nobel “Interpon” powder coatings in colours: ANP 37030 Matte Stone grey ANP 17030 Gloss Stone grey ANP 39007 Matt grey ANP 1021 Gloss Seal grey ANP 1729 Gloss Light grey ITC 1712 Gloss Dark Admiralty grey ITC 17016 Gloss Anthracite grey ITC 37016 Matte Anthracite grey ANP 1055 Gloss Charcoal ANP 3055 Matte Charcoal ITC 19005 Matte Jet Black

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7.4 Powder coated aluminium in colours: Ref manufacturer: Ferro Ref code: VP 9119 Matt Bronze Aluminium 8. Frameless glass and matte stainless steel framed doors 8.1 Frameless glass system to be Cover system or equal approved 8.2 any metal on glass doors to be matte stainless steel 9. Burglar bars, screens, balustrades & lattices 9.1 Timber weathered teak, dark oiled or painted as elsewhere

9.2 Metal painted or epoxy-coated in colours as per timber 10. External paving, floor tiles & timber decks: 10.1 Timber Weathered teak type or similar approved or dark oiled timber 10.2 Exposed aggregate pavers with granite aggregate

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Annexure C. Plant list

Acmadenia obtusata Agathosma dielanum Agathosma geniculata Agathosma serpyllaceae Aspalathus forbesii Athanasia quinquedentata Athanasia trifurcata Brunsvigia orientalis Carpobrotus acinaciformis/edulis Chasmanthe aethiopica Chondropetalum tectorum Chondropetalum microcarpum Chrysanthemoides incana Chrysanthemoides monilifera Cotyledon orbiculata Diosma demissa Diosma subulata Drosanthemum candens Elegia thyrsifera Euclea racemosa Geranium incanum Haemanthus coccineus Helichrysum crispum Helichrysum dasyanthum Helichrysum teretifolium Indigofera brachystachya Lachenalia bulbifera Leonotis leonurus Leucadendron coniferum Leucospermum pattersonii Linum africanum Metalasia densa Metalasia muricata Morella cordifolia

Muraltia satureoides Oedera capensis Olea capensis ssp capensis Olea exasperata Orphium frutescens Osteospermum fruticosum Otholobium bracteolatum Otholobium bracteolatum Passerina paleaceae Pelargonium betulinum Pelargonium capitatum Polygala myrtifolia Phylica amoena Phylica ericoides Plantago crassifolia Protea obtusifolia Protea sussanae Pterocelastrus tricuspidatus Rhus crenata Rhus glauca Rhus lucida Robsondendron maritimum Ruschia macowanii Ruschia sarmentosa Salvia africana-lutea Scirpoides nodosus Sideroxylon inerme Syncarpha argyropsis Tarchonanthus camphorates Thamnochortus erectus Watsonia angusta Zantedeshia aethiopica Zygophylum flexuosum

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Annexure D. Height Restriction Diagram

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Annexure E. Materials list for paving or external hard surfaces

1. Concrete products: Inca fine exposed aggregate 150 x 200 x 73mm grey granite exposed

aggregate pavers On steep driveways only: above paver in interlocker shape Pavatile concrete products in Romansbaai colour only Revelstone concrete products in Romansbaai colour only Stonemarket products in Romansbaai colour only 2. Gravel/crushed shells on base-course: Gravel from approved quarry only in 6 to 12mm size only, or crushed

shells from local renewable source, to be laid on 100mm layer of compacted base-course ( max 25mm aggregate) from approved

quarry only, with 75mm wide edgings from Pavatile, Revelstone or Smartstone in Romansbaai colour only.

3. Timber decking: Hardwood to be untreated, unvarnished or stained and oiled in dark

colour Tanalith treated SA pine decking – no further treatment allowed (no

varnish, staining or oiling) 4. Stone paving / tiles: For tiles refer to the materials list under item 13. Stone paving to be laid with minimum cement joints. Only stone from

approved quarry or equal approved may be used for paving.

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Annexure F. Materials list for fences/screens or walls (allowed within building zone only) and retaining walls:

1. Fences/screens: Maximum height of 1.8 m within footprint, or 1.2 m maximum height

within building zone Plain unvarnished, untreated, un-oiled slatted hardwood timber fences

or screens are allowed, to approved design in vertical effect. Stained and oiled hardwood according to colour palette only. Black or charcoal grey steel palisade fences to approved detail and

black weldmesh fences to approved detail are allowed. No electrified, razor wire or barbed wire fencing will be allowed. 2. Walls: Maximum height of 1.8m within the building footprint, or maximum

1.2m within the building zone. Rock/stone-clad in stone from approved quarry only, or equal

approved stone supplier. Walls may also match finishes on the building (plastered and painted

to approved colours only).

3. Retaining walls: Maximum height of 1.5 metres, but must be kept to a minimum. Only

allowed within the building zone, or alongside driveway (within construction zone with Estate Architect’s approval) where required..

Retaining walls may be constructed out of stainless steel gabion

baskets only, and must be filled with neatly packed rock from approved quarry only on all visible faces (or equal approved).

Retaining walls may also be masonry and clad in stone from approved

quarry only. Low retaining walls may be natural timber (hardwood or Tanalith-

treated SA pine), but neither timbers may be varnished, oiled, treated or stained, timber must be left to weather to a grey naturally).

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Annexure G: Coverage diagram