zimbali lakes resort architectural design code...

Zimbali Lakes Resort Architectural Design CodeKwa-Zu lu Nata l South Af r i ca

November 2017I ssue 01

Zimbali Lakes Resort | Architectural Design Code | Kwa-Zulu Natal |Issue 01 | 2017

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Zimbali Lakes Resort Architectural Design CodeKwa-Zu lu Nata l South Af r i ca | November 2017

Prepared for

IFA Hotels & Resorts

Prepared by

COA Architects Cape Town

www.coasite.com


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Contents Page 1. Introduction 4

2. The Architectural Vision 5 2.1 Nature 2.2 The Zimbali Brand 2.3 Sophisticated Luxury 2.4 Passive Sustainable Design 2.5 Outdoor living 2.6 Courtyards 2.7 Keep it simple 2.8 Topography 2.9 Views 2.10 Human interaction 2.11 Longevity 2.12Off-the-grid

3. Site Controls 14 3.1 Coverage 3.2 Building Lines - Disturbance footprints 3.3 Height Restrictions 3.4 Service Infrastructure

4. Built Form 15 4.1 Plan, Shape and Form 4.2 Roofs 4.3 Openings, Windows and Doors 4.4 External Walls 4.5 Other Elements

5. Zimbali Lakes Resort Facility Management 27

6. The Site and Climate 28

7. Passive Design 29

8. Architectural and Landscaping Review 32

9. Drawings Submission Procedures 33

10. Specific Precinct guidelines 34 10.1 The Village Zimbali Lakes 10.2 Ocean Club Zimbali Lakes 10.3 Boulevard Zimbali Lakes 10.4 The Ridge Zimbali Lakes 10.5 Waterclub Zimbali Lakes 10.6 Beach Club Zimbali Lakes

11. Annexure 35 11.1 Submission checklist


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1. Introduction

The purpose for the architectural and landscaping code is to create a harmonious built environment that will be sympathetic to, and build on the ethos of the successfully established Zimbali Coastal Resort.

The Architectural and Landscape Review Committee (Design Review Committee/DRC) comprising professional architects and Zimbali Lakes Resort Management Association (ZLR) have, therefore, drawn up the following code to assist all property owners with the preparation of their plans. Each submission will be assessed on its merits in the overall context of the Zimbali Lakes Resort.

For the successful application of the code, individual property owners need to be recognised as partners to the process, and thus while the guidelines will set out the requirements ensuring the cohesiveness necessary to realise the vision of the whole, the review committee will be able to exercise discretion in the application of the guidelines to allow the practical progressionofcertainsitespecificopportunitieswhichmayarisewhileensuringcoherencewiththeoverallintentions.

Propertyowners,inreturn,needtoacknowledgethatcontributingtothevisionfortheResortasawholewillhavebenefitsin realising mutual advantages of a well planned environment where the focus is on creating an overall group with each building respecting its neighbours and its surrounds. It is the ultimate intention of this code and related process to ensure the integrity of the estate and in doing so, protect and enhance all property values within the Zimbali Lakes Resort.

Owners must employ the services of a South African Council for the Architectural Profession (SACAP) registered architect for the full architectural service, including site supervision and administration. All Architects and Landscape Architects must be accredited by the developer and thereafter, by the Zimbali Lakes Resort Management association (ZLR).

The owner must submit to the DRC the information listed on the checklist (Annexure 11.1) of requirements relating to the details to be provided for the plan approval process.

Architects working within the Resort need to include in their application to the DRC this completed checklist including a site survey with at least 1m contour intervals, from a registered land surveyor. After the conceptual sketch plan is approved the full set of council submission drawings must receive the DRC approval stamp, prior to submission to the municipal authori-ties.

Additions and renovations to a dwelling need to be addressed as a complete new submission and must follow the same procedure as a new build.

Any plans for outside living areas are subject to Design Review Committee, and must follow the guidelines with regards to form and materials. These include areas built after the original construction has been approved or completed.

The owner and his contractor will be subject to both the provisions of the Environmental Management Programme (EMP), and a Builder’s Code of Conduct (BCC), which will be administered by the Zimbali Lakes Resort Management Association (ZLR) and which contain obligations and penalties for any breach of the contract.


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2.1. It’s about nature...

The Zimbali Lakes Resort is designed to fit luxury living into thesurrounding,pristine, natural environment.

The vision is that the buildings are nestled in the expanse of lush indigenous tropical coastal forest, offering its inhabitants a luxuriousecological haven enjoying the rich variety of local flora & fauna andembracingthebalancewith nature.

This translates into an architecture that uses natural materials and colours, enablingfacadestoblendmorefluentlywiththelandscape.

It is envisioned that the current agricultural land be re-established into the indigenous natural environment, where the new built environment and land-scaping becomes more beautiful than existing raw landscape before. With this the landscaping around the buildings becomes a significantfeature of the design and often more important than the buildings themselves.

While the existing Zimbali architectural aesthetic requires a series of pavil-ions that fragment the overall form, future development looks to encourage less fragmented configurations. This creates less visual chaos and anarchitecture that enables clean lined facades to compliment the calm rolling hills of the existing landscape.

“To make the landscape more beautiful than before the building was built.” - Frank Lloyd Wright

2. The Architectural Vision

*The included precedent images represent other architects work that are similar in nature to what is intended for the Resort. These images are copyright of those architectural firms and their photographers.


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2.2. Zimbali has a strong brand and visual aesthetic...

The existing award winning Zimbali Coastal Estate has an estab-lished and recognised architectural language, inspired by a Balinese expression. While the architecture of Zimbali Lakes takes it’s cue from this existing language, it needs to become primarily driven by appropriate passive design principles suitable for the sub-tropical climate.

It is intended to retain and implement elements of the Zimbali Coast-al Estate that are working well while adjusting to certain principles that can be improved upon.

OneofthestrongestsingleelementsunifyinganddefiningtheexistingZim-bali architecture is the dual pitched, hipped roofs with natural clay terracotta roof tiles.

Zimbali Lakes looks to provide a fresh interpretation to the overall roof form and details, to retain only the essential, practical qualities and thereby achieving a simpler, cleaner lined aesthetic.



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2.3. It is about sophisticated luxury...

Zimbali Lakes Resort is about creating a world class, sophisticated de-sign in harmony with the surrounding pristine, natural environment.

Thearchitectureneedstoreflectthissenseofluxurythroughthequalityof the built environment, not only through the quality of the design, but also displayed through the quality of the build. It is within this attention to detail that a sense of craftsmanship is established throughout the project, evident in the detail of the eaves, to the shutter details, to the construc-tion of the stone retaining walls and landscaping details.

It is also envisioned that through sophisticated design, engineering and buildingtechniques,architecturewillembraceelementsthatfloat,cantile-ver and appear thinner than the norm, in order to create a lighter aesthetic where appropriate to enhance the passive design principles of sub-tropical architecture.



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2.4. KwaZulu-Natal has a humid, subtropical climate...The buildings need to be designed accordingly...

Sub tropical architecture is all about achieving thermal comfort through the use of passive design elements like screens, overhangs, ventilation, insulation and shading of facades, ensuring that the fabric of the building and the spaces within itrespondeffectivelytothelocalclimateandsiteconditions

It’simportantthatthisthermalcomfortisachievedfirstlythroughpassivedesign,without the use of mechanical systems. Thereafter, once optimal thermal effi-ciencies are maximised through passive design, sustainable mechanisms can be further explored to optimise thermal comfort.

It is envisioned in that by implementing sustainable passive design principles as the core driver of the architectural response, that an architectural language will emerge that is an obvious and an appropriate response to the climate, site and region, with it’s own unique character, rather than a pastiche replica of another imported foreign architectural style.

In this regard there are some building elements within the existing Zimbali archi-tectural language that will need to be retained to ensure cohesive unity between the existing and new. These particular elements that must remain have been highlighted in the subheadings addressing the various built elements within this guideline.

As there are many varying methodologies with regards to passive design, the Design Review Committee will evaluate each home on its own merit, rather than enforcing any one particular solution.

To enable the committee to achieve this, every design submitted must include a brief report explaining the passive design principles used in their building. This report will need to cover the passive design principles listed in section 6 of this document.



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2.5. The climate is perfect for outdoor living ...

InZimbaliLakesResortpeoplewantoutdoorlivingspaceswiththeflowfrom inside seamless and the dividing line blurred. It is envisioned that the architecture emphasizes these open but covered living areas as one of the main design concepts, to create buildings that appear layered and perceived as a series of spaces in front or behind each other, rather than aflat,puncturedfacade.

In order to achieve this as a cohesive architectural language within the resort it is encouraged that at least 15% of the roof area cover spaces that are not enclosed by walls, windows or doors.

2.6. We want to live outside, but need to feel secure…

Sub-tropical architecture relies on cross ventilation as one of the cooling techniques for the internal spaces. This along with people’s need to maximise views results in large openings.

It isenvisioned thatcourtyardsareutilizedwithindesigns tomaximiseairflowwithinspaces, to create a dual sided nature to internal spaces and also allow the home to remain open and ventilated while facades fronting onto the more public realm can still be shut down to create a barrier between the public and private.

Where space is limited on smaller sites, it is encouraged that these courtyards are cre-ated through manipulation of the boundary and dividing walls of adjoining properties and through landscaping.

It is envisioned that expression of the courtyard and internalized landscaped spaces within each building becomes a strong unifying element of the architecture within the estate.



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2.7. Keep it simple...

It is intended that Zimbali Lakes Resort’s architecture will enrich the existing architectural style by stripping spaces, forms, elements and details down to their essential quality to achieve simplicity.

The idea is not completely without ornamentation, but that all parts are considered as reduced to a stage where no one can remove anything further to improve the design.

In doing so a form of minimalist architecture is envisioned, where design elements strive to convey the message of simplicity. Where the basic geometric forms, simple materials and the repetitions of structures represent a sense of order and essential quality and the movement of natural light in buildings reveals simple and clean spaces



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2.8. Zimbali Lakes is set on rolling hills...

The natural topography of the resort is one of rolling hills, where homes needtoaddressthesesignificantchangesinlevels,ifnotdirectlyontheirspecificerfbutwithinthecontextofadjacentgreenbeltsandneighbouringproperties.

It is envisioned that the urban and architectural landscape embraces these level changes through positive treatment of retaining walls and interwoven terraces, to create a cohesive architectural feature that notonly unifies the development aesthetically but also creates a practical, level environment for outdoor living in both the private and the public spaces.

2.9. There are amazing views, towards to the sea and distant rolling hills...

The sloping topography and exceptional views call for large expanses of glass to maximise view lines. It is critical that the architecture deals with these facades in terms of passive design and in particular shading this glass from direct sun.

The layout and planning also needs to be sympathetic to retaining the privacy of neighbours within the estate and while the concept of maximizing views is understood, homes need to ensure that no door, window, balcony or patio, especially on upper levels, overlooks the private realm of neighbouring properties. TheDesignReviewCommitteewillreservetherighttoevaluateissuesofoffensive‘overlooking’ of neighbouring properties, based on merit.



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2.10. We are human and we require human interaction...

Built around human experience within the resort it is impera-tive that residences embrace the vision of buildings nestled in an expanse of lush indigenous tropical coastal forest, where high walls and fences are avoided.

The resort realises the need for securing areas for service yards, pets or private courtyards but it is essential that this is achieved through clever use of terraces and retaining walls, including careful consideration and limited use of solid walls or ‘hedged’fences.

2.11. Sustainability is also about longevity

The building designs need to address the need for robust materials that are able to endure the coastal conditions and retain their quality and appearance long after the construction teams hand over the keys.



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2.12. Self Sustained and off-the-grid infra-structure...

Exploration of self-sustained and off the“grid” infrastructure, achieved through alternative energy sources, rainwater harvesting and waste management must be an integral part of the design solution.

It is the aim that this sustainable project will lead to lower operating costs, improved occupant health and reduced environmental impacts.



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3. Site Controls

Each site has been critically analysed to establish a suitable area on which a dwelling can be built. Site Controls are de-scribedandexplainedbydiagrammaticmeansonspecific“siteandservitude”plansforeachindividualsite.

Note that the following guidelines are in addition to the KwaDukuza zoning constraints. It is critical that the architects work-ing within the estate comply with council requirements in addition to this guideline’s requirements.Shouldconflictarisebetweenanyconstraintspecifiedinthismanualandcouncilrequirements,themostconstrainingrulewill apply.

3.1. Coverage

The absolute maximum size of any residential house is restricted to 50% of the erf size excluding basements, covered and open verandas provided they are permanently open on at least two sides. ZLR will have the right to impose special architectural controls to avoid visually massive buildings.

3.2. Building Lines - Disturbance Footprints

The footprint area represents that part of the site on which the house, external living areas, yards, driveway and pools can be built. The maximum size of a house in relation to the site area permitted within the footprint area is controlled by the maximumcoverage(%factor)andheightrestriction(numberoffloors,heightandroofheight),asindicatedontherelevant“siteandservitudeplans.”

3.3. Height Restrictions

Building Heights

Maximum Height: No portion of the building will be more than 8.5m above the point of the natural surface of the ground, vertically below it. Chimneys are exempt from this restriction. The height of the chimney needs to be according to the local buildingspecificationandcode.Naturalgroundlevelsareconsideredasthelevelsdocumentedoncontoursurveyatthetimeoffirsttransferandindicatedon the erf diagram. This will apply in perpetuity no matter what disturbance takes place subsequently.

General Heights

No vertical face or solid wall, be stone, plaster or glass, will be higher than 7.5m measured externally from the ground level below it. The maximum height of a lean-to veranda element will be 3.5m above natural ground level.

Thegroundfloor finishedfloor levelmaynotrisehigher than1500mmaboveorbelowthenaturalground level,withouttreating the plinth with natural stone cladding. Theminimumwallplateheightforasinglestoreyportionofabuildingwillbe2.4mabovefinishedfloorlevel.

Adoublestoryisdefinedasanyfirstfloorabovethegroundfloor,whichhasafloortowallplateheightgreaterthan1.8m.


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4. Built Form

4.1. Plan Shape and Form

Major Plan Forms refer to the main enclosed habitable areas and minor plan forms refer to the linking elements between major plan forms.

It should be noted that the handling of proportions, scale and articulation will be scrutinised in detail by the review com-mittee. Horizontal layering and composition of the building is encouraged. Articulation of facades through layering, using columns, patios,screens, and inner courtyards, is encouraged.

Major Plan Forms

These must be limited to a maximum width of 7.5m and 4.0m minimum width.

Perpendicular linear major forms No angled major forms

Encouraged major form

Plan forms are to be composed of rectangular major plan forms which are connected to one another and articulated with minor plan elements.

Rectangularplanformsmaynotbeoffsetatananglerelativetooneanother,unless theoffsetcanbemotivatedasbeingsympathetic towards the natural topography. In such cases, sharp angles and irregular forms must be contained within the internal spaces of the home and cannot be visible from the street or public areas.

Thebuiltformistocomprisemajorplanformelementswiththesignaturefloatingclaytiledroofstructuresconnectedbyminor plan forms or simple linking elements.

The arrangement of built forms should take into account the correct orientation with regard to the sun and prevailing winds.


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Minor Plan Forms and Elements comprise elements such as verandas, concrete roofs, pergolas etc. as well as acting as horizontal scaling elements

Minor Plan Forms and Layering

Itisessentialthatminorplanformsareusedto“layer”thefacade of the large major plan forms to prevent large over-bearing, dominant facades.

Doublestoreyelementsmustbeparalleltogroundfloorplanorientation(notangled).Itisencouragedthattheupperfloorformoverhangsthefloorbelowtocreatelayeringandalsoshadeanyglazingeffectedbydirectheatgainsinsummer.

Perpendicular double storey No angled double storey

Threestoreystructureswillonlybepermittedonsiteswhereitisspecificallystatedtobepermissibleontherelevant“siteand servitude plan”.On other sites, a 3 storey limitmay be granted by theReviewCommittee on special application,whichwill be assessed on individual merit, as well as by application through town planning regulations. The handling of propor-tions, scale and articulation should be carefully considered particularly with buildings of more than one level. Wall planes over 7.5m are to be treated with setback or appropriate horizontal treatment.

Orientation in relation to Contours and Natural Features

It is imperative that wherever possible that the linear form of the structure run in the direction of the contours on the site, provided this is not in conflict with the optimum orientationrelative to the sun and prevailing weather.

To retain natural features and to accommodate topography, plan forms must be separated where required and articulated through courtyards and connecting walkways and decks.

Double /Triple Storey

Encouraged linear form on contours


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Living / landscaped roofs are encouraged as a means of scaling down the vertical mass of double or triple storey buildings.

Buildings must demonstrate articulation by means of horizontal layering. Horizontal articulation must be applied to vertical planes that extend more than 4.0m in height on any elevation.

4.2. Roofs

The most visually dominating element of the estate is the overall roofscape. It is the intent to create a harmonious roofs-cape, ensuring a cohesive whole in the landscape. The expressive use of the roof element must compliment passive climate control and cooling. Theroofelementsareemphasiseddramaticallyintermsoftheirshadingqualities,whilethemassoftheseroof“canopies”is to be understated in terms of their elevation height.

Pitched roofs

Symmetrically pitched hipped roofs, with a 150 pitch are compulsory for 40% of the roof covering.Itisimportantthattheroofis‘read’asaseparateelementofthebuilding,tothisendthejunctionbetweenelevationandroof is to be clearly expressed. The use of glazing or deep recesses of a dark colour ensure the notion that the roofs sit lightlyorfloatabovetheplanforms.

- No steep roof pitches, roof pitch to be 150.- No domed, curved or semi-circular vaulted roofs.- No mono-pitched roofs.- No gabled roof designs.- No double pitch roofs- No unsymmetrical, dual pitched roofs- Thatch‘Lapa’willnotbepermitted


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Concrete roofs

Flat roofs must lie beneath the eaves line of a pitched roof. Flat roofs may not intersect the eaves line on a pitched roof.

Sloped Sites

Landscaped roofs are encouraged

Standard gang nailed trusses must not be visible from the exterior

Flat concrete roofs on all areas visible from the sites behind are encouraged.All flat concrete roofs to be landscaped ormust be covered in a 50mm layer of gravel in accordance withtype&sizelistedinmaterialsectionofthisdocument.

On sloped sites it is also encouraged that portions of these “flat” roofs are cut into, and/ or “grow” from the landscapeandthat the earth/ natural landscape continues onto the roof.

In these areas it is essential that architects and contractor detail accordingly to prevent moisture penetration, and the appearance thereof on visible facades.

Rafters and Truss

It is the design intent that the construction of the roof achieves a clean lined aesthetic throughout the estate. Exposed truss systems visible from the exterior need to be designed.Standard “off theshelf” trusssystemsusinggangnailed junctions must not be visible or externally exposed.

Overhangs and Eaves

It is critical that solar projection studies are implemented to calculateroofoverhangs.Wheresufficientoverhangscannotbe achieved, alternative shading/ screening devices must be used. Architects will be required to submit this sun study with their application to the Design Review Committee.

Flat concrete roofs improve view lines

Flat roof elements are permitted as cover over verandas, terracesandinternalminorformor“linking”elements.Theseelements will allow for larger outdoor covered spaces. Linking concrete flat roofs may be used as roof decks,provided they do not overlook neighbouring residentialproperties. If flat roofs are used as decks, railings must be set back from the edge to accentuate the slender form. The screening thereof may be needed to ensure privacy.Upperfloorsconnectedtointernal spaces are encouraged.

Garage Roofs

Garageroofsneedtomatchthearchitecturallanguageofthemaindwelling&aresubjecttothesamearchitecturalguide-lines. Flat concrete roofs with parapet construction are encouraged over garages.

Large overhangs are mandatory and may be no less than 1000mm on pitched roofs. No clipped eaves or small overhangs are permitted. Wide eaves that need structural support may have struts from the supporting walls, provided that the thick-ness thereof is kept to a minimum. Fascias need to be painted or stained to match the roof colour and water goods. Slender eaves are encouraged.


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Gutters

Guttersareoptional,butwhereused,simplecoated,rectangular,aluminum’Watertight,’orsimilar,mustbeused.Gutterfin-ishesmustbeconsistentthroughouttheexteriorofeachhouseandmustadheretotheprescribedcolourandfinishrange.

Wherever possible gutters are to form part of a rainwater harvesting system incorporated into the design. Gutters and downpipes must appear to be part of the structure and be placed on the structural grid lines to facilitate this aesthetic.

PVCandfibercementguttersarenotpermitted.

Downpipesmustbeofthesamematerialandmakeasthegutterandmustbemountedflushorrecessedintothewall.

Uncapturedstormwaterrun-offmustbedealtwithoneachsiteanddischargedunderstrictcontrolontoanadjacentroadoropen space designed to receive this water.

Roof materials

Pitchedroofsmustbefinishedwitheither:

- Flatprofilewithspecifichipandridgedetailtileinblackorslatecolour- Pre-powdercoatedsheetroofinginblackorcharcoalcolour- Natural slate in natural dark grey colours

Flatroofsmayonlybeconstructedofconcreteslabs.Thetopsurfacecanbefinishedwithnaturalmaterialsuchasterracot-taorslate,aspecifiedstonepebblefinish,orplanting.

Roof lights

Roof lights are to be designed as an integral part of the roof. No triangular, domed or irregular shaped skylights are allowed.

4.3. Openings, Windows and Doors

Windows

Windowsandotherglazedexternalsurfaceshaveamajorimpactontheefficiencyofthebuildingenvelope.It isencour-aged that the glazing is integrated into the facade rather than a facade where the openings are created through punctured voids.

Encouraged Discouraged

Irregular shaped windows are not permitted.

Window frames must either be in timber or anodized / powder-coated aluminum, must be in terms of the prescribed colour range and must be consistent throughout the house.

The composition and design of window and door openings should promote the light and transparent character of sub-tropi-cal architecture and should take into account proportions, scale and articulation.

Theintegrationoftheglazingwiththefacadeenableslargeportionsof“walls”tobeflexible,toopenandclosetoachieveachievingaseamlessspatialflowbetweeninteriorandexterior.Thecorrectorientationwithregardstothesunandprevail-ing winds must be taken into account in positioning openings and glazed elements. Openings must be protected from sun and rain by large overhangs, functional timber shutters and/or pergolas, or planting.


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Where opaque glass is required, this should be plain frosted glass and not patterned.No steel window frames or pre-cast concrete window systems may be used.Reflectiveorcoloredglazingisnotallowed.No external burglar bars are permitted.No“Winblocks”areallowedWhere internal burglar bars are used and visible to the estate, they need to be rectangular in form without ornate designs.Shutter bars (Fixed steel louvre system), transparent louvres, and intruderprufe glazing are all encouraged.Windowsaretobeclearlydefinedsquare,verticalorhorizontalproportions.- No“CottagePane”stylewindowsarepermitted.- No arched openings are permitted.- No dormer windows allowed.- No irregular shaped openings are allowed.- No chamfered or curved bay windows in plan.

AllglasssizestoconformtoSABS0400–1990PartNGlazingRegulations&SANS10400.

Doors

ExternalDoorsanddoor-framesmustbeinnaturaltimberfinishoraluminumandmustbefinishedintermsofthepre-scribed colour range.Door and window frame colour must be consistent throughout the exterior of each house.Ornate carved doors are not allowed.No external metal security gates/window gates are permitted.No irregular shaped, or round arched openings are permitted.Garage door colour to match windows and doors of house.Ornate paneled garage doors are not allowed. Only vertical or horizontal slatted doors will be allowed.

Maximum width for single garage door is 2440mm and double door is 4480mm.

Sliding shutters

Stack folding

Pivot type shutters

Shutters

‘Kinetic’ shading devices that allow maximum solar gain inwinter and minimize this in summer are encouraged.

Shutters are to compliment the overall design and should form an integral part of the building’s architecture.

Screens are encouraged to span full opening heights as per windows/ glazing, and all eastern and western openings shouldhaveshadingdevices if insufficientoverhangsoccur.It is suggested that these lockable screens/ shutters could serve as a form of security.

Canvas shading devices are allowed, provided they are fin-ished in a single natural colour (to match exterior) and custom made to tie into the overall design.

No pre-manufactured awnings, fake or cottage type shutters may be used.

Timber shutters must be in rectilinear form.

False, curved or irregular shutters are not permitted

Craft of Architecture (Pty) Ltd.

Kinetic shutters allow for shade in summer and solar gain in winter


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Gates and Screens

Gatesandscreensneedtobefinishedinhardwood(naturalfinish)oraluminiumtomatchthewindowsanddoors.Thedesign must have vertical or horizontal patterns only.

Wash line areas to be screened from external view.

Screen wall elements may not exceed 1.8m in height. They may be used for screening of pools, patio’s, etc. but must be designed as part of the garden or landscaping design and must be approved as part of the overall planning submission.

No decorative wrought iron/cast aluminum gates or screens are allowed. No external burglar bars or metal security gates are allowed.

Brick and plaster and/or stone-clad wall elements not exceeding 1,8m in height may be used for screening but must be designed as part of the garden and landscaping design and must be approved as part of the overall planning submission.

Masonryscreenwallsshouldbethesamefinishandcolourasthehouse.

Gate and screen preferred aesthetic

4.4. External Walls

Walls

Raw and natural materials need to be employed in a sophisticated manner and should echo the natural aesthetic of the es-tateandemphasiseanhonestnaturalfeel.Facadesaretobeflexibleandabletoopenandclosetoachieveaspatialflowbetweeninteriorandexterior,enhancingthe‘layering’effect.

Wallscanalsobeconstructedwith“A-Grade”off-shutterconcrete.Materials and textures should be employed as a means of modulation. Colourandtexturesofthematerialsshouldbeexpressedinaharmonious&uniformedappearanceRoughplasterfinishesshouldbeusedaspartofarangeoftexturesThe palette of colours should be subdued natural earth coloursCementitious paints may be used.Paint Colours from: Plascon reference (or similar approved) and within the same tonal values as approved by ZLR. Black brick is permittedCement bricks are not permitted.Facebrickisallowed,butonlythe“OnyxSatin”imperialface brick from Corobrick’s FBX range is permitted and subject to the DRC approval.No pre-cast, ornate, decorative columns or surfaces.No manmade stone cladding products are allowed.Nohighlyreflectivesurfaces.No decorative and ornate paint techniques.Techniquessuchas‘coining’areprohibited. Suggested textures


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Retaining walls

The architecture needs to embrace level changes through positive treatment of the retaining walls.

Retaining walls should be integrated into the design of the building. Retainingwallsshouldbeeitherlocalnaturalstoneorgabionconstruction(filledwithlocalstone).Gabion retaining walls must be less than 1.5 m in height. To achieve this on steeper sites, terracing will be required. For every 1.5m of height, retaining must step back by 1m horizontally.

Retaining walls with a vertical face higher than 1.5m in height need to be clad or constructed in natural stone. Constructed retaining walls visible from outside the erf that are higher than 3m need to be articulated to break down the scale.

Any wall higher than 1.5m high must have a 1.5m wide planted landscaping bed along its full length.If a retaining wall is located within a private courtyard of a home and not visible from the street or adjoining properties, the allowablefinishandheightofthewallwillbeconsideredonindividualmeritbythedesignreviewcommittee.

“Loffelstein” type retaining walls must be appropriately planted as per the landscape guidelines and must be steppedappro-priately.

Retaining structure evaluation is up to the discretion of the DRC. It is often more appropriate to have a single retaining wall ratherthanthestepsdependingonthesituation.Specificcaseswillbeassessedonmeritandconsideredifthereisacom-pelling case.

Perimeter Walls and Screens

Boundary walls are discouraged, but only used where neces-sary for screening or security purposes (e.g. to contain pets)

The visual impact of boundary walls should be kept to a mini-mum and the articulation thereof is recommended. It is encouraged to use landscaping and/ or the structure of the buildings to create privacy and enclosure.

No boundary walls on the street frontage is allowed.

Fencing on the street boundary is not allowed. If privacy is required, it is encouraged to use berm landscaping and/or the structure of the buildings to create privacy and enclosure.

Boundary walls to be max 1500mm high unless part of a screen wall element.

Site boundary walls, separating erven, may not run within servitudes.

Not permitted


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4.5. Other Elements

Balconies

Balconies must be positioned to face the street or open space, and not address an adjacent residential site. Balcony roofs, if applicable, must be similar in character to the main house roof or follow the requirements for verandas and pergolas. Balconiesmay be treated as roof terraces or supported in a similar fashion specified for verandas andpergolas.Balconies must be rectilinear in plan form.

Pergolas and Verandas

Verandas and pergolas are to be treated as minor forms and used to soften and layer major forms.Pergolas may be constructed in natural hardwood or powder coated aluminium or galvanized and painted steel.

No pre-cast, cast iron or circular columns are permitted.Noornate“broekielace”detailispermitted.No brightly coloured or striped canvas shading is permitted

Pergolas & Verandas preferred aesthetic

Balustrades

Balustrades need to appear lightweight and be visually permeable and comply with screen aesthetic.

Balcony and veranda balustrades must be in keeping with the architecture of the house, and must be in natural hardwood finish, galvanized steel painted or powder coated aluminum - all to comply with approved colours.Frameless glass balustrading is allowed. Stainless steel may be employed as part of the connection structure, but may not be the only material. Only pure geometries in plan and elevation, comprised of simple vertical or horizontal elements, are allowed. No ornate or over decorative railings styles will be permitted.

Awnings

Shade devices should form an integral part of the building’s architecture and should become an important architectural feature.Sun control to openings shall be by means of pergolas, wide roof overhangs, shutters, planting or specified horizontalsolarshading devices.No pre-manufactured clip-on aluminum or canvas awning systems may be used over windows or doors.Specifically designed horizontal solar shading comprising ofhardwood louvers or aluminium/steel construction is encour-aged but will be subject to design review committee. Colours to be natural or stained timber or if in aluminium or steel need to match the window colours.


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Garages

Prefabricated garage units or designs not matching the main building are not permitted.Garage doors may not be fully visible from the street.Nometalorfiberglassdoors.No ornate paneled garage doorsProvisionshouldbemadeforoffstreetparkingforatleast3carsperhouseincludinggaraging.Landscaping and driveway design should ensure that parked vehicles within a site are obscured from direct view from the street where practically possible.Driveway entrances may not be more than 3.5m in width.

Design treatment of garages should match the main structure of the house in style, elevation and material use.It is encouraged that garages be treated as a separate building mass on the erf linked to the main house by a wall, pergola or covered walkway.Prefabricated garage units are not permitted.Should the garage doors be orientated towards the street, a screening pergola needs to be added above the door elements.

Carports

Carportsmaynotappearasan“add-on”butratherbedesignedasperthegarageandmustappearasanintegralpartofthe overall design.

Out buildings and Outdoor living

The design and treatment of outbuildings should match the main structure of the house in style, elevation and material use.

Courtyards

Staff accommodation should open into an enclosed/gated courtyard or screened area.Courtyards should become outdoor living rooms acknowledging the climatic nature of the area. They be oriented taking into account climatic factors such as the sun, prevailing wind, shelter and views. Landscaping should be designed in conjunction with the structure of the buildings to create privacy and enclosure

Decks, Walkways and Terraces

Decks, walkways and terraces must be shaped to retain natural vegetation. Itisencouragedthatnaturalkeyvegetationisretainedthrough“punctured”decks.Decks must be rectilinear in plan form. Terraced timber decks extending past the building facade are encouraged. Composites or similar products with longer lifespans are an acceptable alternative provided a sample is provided to the DRC for approval, prior to installation.

Kitchen Yards

Kitchen yards must be screened from roads, open spaces and neighbours. Kitchen yards must have access to the street and accommodate garbage bins, wash lines and gas containers etc. Walls should be similar to the basic materials and colours of the building and be 1.8m in height.

Pools

Pools must be rectangular in form and set at the same angle as the rest of the building. Retaining walls for pools must be integrated with the aesthet-ic of the building and are subject to the same design code regarding material and form as main structure of the building. Safety fences to comply with the balustrade aesthetic in this design.Swimming pools to be of permanent construction only.

Rectangular pool forms


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Chimneys / Braai’s

“A-Grade”off-shutterconcreteandnaturalstonecladdingareencouraged.Flues must be stainless steel for marine the environment.Chimneys Height: may not rise higher than the nearest ridge line.

Exterior Lighting

Only low level, non-intrusive lighting allowed.The intention is that all exterior lighting on each erf will be subdued and indirect allowing only critical areas to be illuminated in a subtle fashion without the actual source being exposed. The light source to all external lighting (excepting under covered patio or gazebo roofs), wall mounted or otherwise, may not be more than 1m above natural ground level.Non-intrusive lighting on porches can be higher, providing that it faces inwards/ toward the dwelling and the source is not visible.Noexternalfloodlightingisallowed.

Signage and House Names

Size and Text – Individual House numbers or letters to be no larger than 15cm high each and must use Calibri Font style. Material – House names and numbers to be constructed from Powder Coated Aluminium in graphite or charcoal colour. Post Boxes – no post boxes (freestanding or integrated) are allowed on individual homes. Communal post boxes are locat-ed at the gatehouse.

Landscaping

A separate document dealing with the landscaping code for Zimbali Lakes Resort form part of the overall code and will need to be consulted in order to ensure a landscaping solution which is appropriate to the Zimbali Lakes Resort. All landscaping designs will have to be submitted for approval at the same time as the building plans. The Landscaping guidelines also refers to a list of acceptable and recommended indigenous plants for the estate.

Pets

Home owners need special permission for any animal and each animal needs to be registered under the Zimbali Fauna Centerasper their terms&conditions.Permission forcatswillnotbealloweddueto the inability tocontain themontheproperty. Should technology be developed in future that can contain cats within the property, special permission could be allowed by the Zimbali Fauna Center.

A maximum of 2 dogs per single residential site are permitted within Zimbali Lakes Resort.For the containment of dogs, please refer to Screen and Boundary walls regulations in this document.No dog should be able to move from the property or inhabit an area outside of the determined footprint / disturbance area for each site. Dogs will be permitted to be walked within the estate provided they are leashed at all times and under the control of the owner or responsible person. This person will be responsible for the immediate removal of any excrement from the common spaces. The ZLR reserves the right to amend the rules of the Resort regarding the policies towards pets.


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Waste Management

AneffectivewastemanagementprogramandprotocolistobeemployedbyZLRtowhichallhomeownerswillberequired to subscribe to.

Plant and Equipment

Pool pumps and filtration systems may not be visible from surrounding roads and neighbours.Pumps and motors must be in a professionally designed sound insulated enclosure approved by the DRC.The position must be indicated on drawing submission and approved by DRC and cannot be close to neighbours' bedrooms.

All plumbing and any other pipe work must be concealed from view.

Air Conditioning and Heat Pump condensers must be screened from public view. Window mounted units are not permitted.

Solar heating and PV panels should be incorporated into the building and appear to form part of the basic structure. Panels willbeallowedonconcreteflatroofs,howevergeysersmustbeconcealedandoutofview.No Solar Geyser combos are allowed.

TV aerials, satellite dishes and other such items must form part of the basic structure and are to be positioned below the eaves.

Positioning & angles of solar heating and PV panels permitted


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5. Zimbali Lakes Resort Facility Management

The Zimbali Lakes Resort’s utilities will be governed by the Zimbali Facility Management company (ZFM)

For security purposes all pool cleaning, garden and general maintenance must be done through ZFM.All food and home deliveries will be supplied by ZFM accredited suppliers.All contractors will be accredited by the ZFM.

The Zimbali Facility Management company also covers a number of sustainability related items - refer to the Sustainability Guideline Document.


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6. The Site and Climate

6.1 Location

The site is located in the Zimbali Indigenous Coastal Forest Reserve on the Dolphin Coast.Thesubtropicalclimateisbyandlargehumid,duetothesubtropicalinfluenceoftheadjacentwarmIndianOceanwaters.Winters are generally mild with agreeable daytime temperatures.

6.2 Climate6.2.1 TopographyRolling hills characterize the site which, gradually elevate from sea level peaking at 98m above sea level to the north of the site. A pronounced valley cuts though the mid centre of the site draining into a wetland / lake. A Geo-technical survey of the site should be consulted for soil and below ground formations

6.2.2 TemperatureThe climate is typically Sub Tropical . It rarely falls below 12 degrees in the winter maximising at 30 degrees in the summer.

Sunshine hours Summer: maximum of 13 hours per day (December maximum month)Winter: minimum of 10 hours per day (May June July minimum month)

ANNUAL MAXIMUM DAILY TEMPERATURESYEAR JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DECºC 28 28 28 26 25 23 23 23 23 24 25 27

ANNUAL MINIMUM DAILY TEMPERATURESYEAR JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DECºC 21 21 20 17 14 11 11 13 15 17 18 20This climatological information is the normal values and, according to World Meteorological Organization (WMO) prescripts, based on monthly averages for the 30-year period 1961 – 1990South African Weather Bureau

6.2.3 HumidityIt is relatively humid in KwaZulu-Natal throughout the year with very high humidity from Jan - March

6.2.4 RainfallThe summers are characterized by a high rainfall, from October to peaking in February, with the winter months being generally dry

AVERAGE RAINFALL PER MONTHYEAR JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC mm 134 113 120 73 59 28 39 62 73 78 108 102

This climatological information is the normal values and, according to World Meteorological Organization (WMO) prescripts, based on monthly averages for the 30-year period 1961 – 1990South African Weather Bureau

6.2.5 WindPrevailing windsSummer: North eastWinter : South west


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7. Passive Design

Passivedesignisaboutensuringthatthefabricofthebuildingandthespaceswithinitrespondeffectivelytothelocalcli-mate and site conditions in order to maximise comfort for the occupants. The Incorporation of passive design reduces green house gas emissions created from mechanical heating and cooling.

‘Buildingenvelope’isatermusedtodescribetheroof,walls,windows,floorsandinternalwallsofahome.Itsperformanceinmodifyingorfilteringclimaticextremesisgreatlyimprovedbypassivedesign.Well-designedenvelopesmaximisecoolingair movement and exclude sun in summer. In winter, they trap and store heat from the sun and minimise heat loss to the externalenvironment.ThefollowingPrinciplesmaybeconsideredinachievingthecomfortablelivingenvironmentofferedfrom passive design.

There are many varying methodologies with regards to passive design. The Design Review Committee will evaluate each home on its own merit rather than enforcing any one particular solution. To enable the committee to achieve this every design submitted by an architect will need to include a report explaining the passive design principles used in their building. This report will need to cover the following passive design principles in hot humid climates

7.1 Passive Solar Principles

Passive design also means designing for climate. In tropical areas, lightweight materials, shade and ventilation mechanisms help keepbuildings cool.Passivedesign featuresmust beappropriate to the region, beable to copewithfluctuations inweather and other conditions, and be well integrated with conventional equipment such as heating and cooling appliances. Forthisreason,flexibility isakeyfactorwhendesigninginhot,humidclimaticconditions.Orientationshouldaimtoexcludethe sun year-round and maximise exposure to cooling breezes.• Northwallsandtheshading/screeningthereoffromthedirectsuninsummerandheatgainintothebuildingduring

winter• Handlingofeast&westfacadesfromlowsunanglesandheatgain• Orientation–preferablylinearlyonaneastwestaxisifthecontoursallow,withnorthfacinglivingareas.• Orientatetowardsmaximumexposuretocoolingbreezes• Windowsarealsoakeytopassivedesign.Orientation,size,shape,glazingandshadingofwindowsmakeabig

impact on the heating and cooling.


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7.2 Thermal Mass

Thermal Mass is the ability of a material to absorb heat energy in the day and then lowly release it as the external tempera-ture drops hence thermal mass evens out variations in temperature

• Locationofthermalmassrelativetotheinsulationenvelopeandtheventilationthereoftodrawouttheenergy.• Choiceoftypeofthermalmassanditsproperties(density,conductivity,reflectivity)Thematerialhastobedense

andheavy,soitcanabsorbandstoresignificantamountsofheatandhastobeareasonablygoodheatconductori.e.heathastobeabletoflowinandout.

• Thematerialshouldhaveadarkand/ortexturedsurface.Thishelpsittoabsorbandre-radiateheat.• Thermalmassactingasa‘thermalbattery’,includingsummerabsorptionofheatandwinternighttimerelease

Note: this principle will need to be considered in the KZN climate in terms of avoiding any unwanted excessive heat release during hot evenings in summer. Exposure to cool breezes ensures the thermal mass doesn’t absorb and release too much heat

7.3 Insulation

Insulationisapermanentwaytomakeyourhomemoreenergyefficient,byregulatingthetemperaturewithinthehouseagainst the varying outside temperatures. It is measured on an R-rating scale: that is, how resistant to temperature change it is. Appropriate insulation of the building envelope can help reduce heating and cooling costs. • Variousformsofdoubleglazingareeffectiveinsulators• Locationofbothbulkandreflectiveinsulation(floors,walls,roof,ceilingetc.• TheR-Valueofinsulationused.(HouseInsulationshouldbepurchasedbasedonitsRvalue,notthicknessor

weight.)• Absorbent/reflectivequalityofglassused• Emissivityofglassused.• Treatmentofwindowstopreventheattransfer.

7.4 Cross Ventilation and Convection

Allow for cross ventilation of outside air to cross freely through the house. The following principles and mechanisms can assist in achieving good cross ventilation• Ashadedcourtyardnexttothemainlivingareacanactasacoolairwell.• Linearbuildingformspromoteeffectivecross-flow• Ceilingfanscanboostairflowusingfarlesspowerthanair-conditionersconsidersurroundinglandforms,toen- hanceratherthanobstructcrossflow.


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7.5 Passive cooling mechanisms

Building form and shapeCompact building plans have less external wall area and therefore less potential heat loss while long, thin more linear build-ingsarebetterforday-lightingandcross-flowShading

Provision of external shading to north, east and west windows: Shading should be designed to take into account the sun’s path in summer and winter on your site. • FixedExternalShadingOptions• Eaves• Pergolas• Fixed louvers• Covered Balconies

• FlexibleShadeOptions• Strategic Planting• Blinds or Screens on Verandas to block sunlight and still allow ventilation.• Heavy Curtains or blinds to reduce heat transfer.•• Deciduous vines and trees let winter sun through, and provide summer shade.

Ground-cover plants keep surface and ground temperatures lower in summer, as well as the reduction of glare.


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8. Architectural and Landscaping Review

Only architects registered with the South African Council for the Architectural Profession (SACAP) may submit drawings for development within Zimbali Coastal Resort, and all Engineers must be registered with the S.A. Institute of Civil Engineers (SAICE).

These guidelines do not absolve the house owner from complying with the National Building Regulations (N.B.R.) and the requirements of the Local Authority. This document is considered supplementary to the N.B.R. and cannot take precedence should any provision of this document be regarded as contrary to the N.B.R. Any variance to the N.B.R. or any other statu-tory or Local Authority requirements shall be brought to the attention of the ZLR.

Onapproval,foursetsofdrawingswillbestampedwithaZLR“Approved”stamp,threesetswillbereturnedtotheOwner for submission to KwaDukuza Municipality and one coloured paper set will be retained by ZLR for their records.TheLocalAuthoritywillnotscrutiniseanyplanswithouttheZLR“Approved”stamp.

The architecture review committee will consist of 2 x architects, 2 x developer representatives and 1 x local authority repre-sentative.The Review Architects act in an advisory capacity only and all comments are at the discretion of ZLR. To this extent each design will be treated on its own merits.

All contractors will be obliged to sign a copy of the Contractors Protocol and the Site Management Manual prior to any work commencing on site.

The ZLR reserves the right to make minor adjustments to the code as it may deem necessary from time to time.


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9. Drawing Submission Procedures

STEP 1: Initial MeetingSTEP 2: Sketch Design - Building and LandscapeSTEP 3: Local Authority Plans Approval

9.1 Step 1: Initial Meeting

The ZLR Review Committee to be attended by the architect and lot purchaser/owner, prior to the preparation of any de-signs. This is a Conceptual Meeting for all the parties to understand each other’s needs. The architectural design ethos and intentions of the estate are discussed and explained during this meeting assisting in simplifying the balance of the Submis-sion Procedure. The Architect should check the Development Design Guidelines and Development Control criteria relevant to the particular site prior to this meeting.

9.2 Step 2: Submission of Sketch Plans

Drawingsaretobeinsufficientdetailforthecommitteetounderstandtheoverallanddetailedconcepts.The Sketch Plans should consist of:

i. One coloured copy of the drawings to show elevations, sections, plans and site plan including surveyed contours to scale 1:100.

ii. Site Survey Drawing by Professional Land Surveyor.iii. All building, servitude and footprint lines are to be indicated on the site plan.iv. AlldesignedfloorlevelsaretobeshownonPlansandSectionDrawings.v. Allmaterialsonexteriortobeidentified.vi. A landscape layout giving details of drainage and structural planting. The ZLR environmental consultant will advise

owners on the conservation theme to be included into individual garden footprints prior to submission.

9.3 Step 3: Submission of Final Working Drawing

Drawings for stamping and approval by ZLR prior to submission to the KwaDukuza Municipality shall be submitted to: Zimbali Lakes Resort Management AssociationP O Box 8Zimbali4422

9.4 Drawing Submission Fees

Working drawings and structural garden layout plans must be submitted to the ZLR together with a non-refundable fee, the amount of which will be determined with reference to the ZLR Constitution.

NOTE: No building work may commence without the approval of the ZLR and the KwaDukuza Municipality.


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10. Specific Precinct Guidelines

10.1 The Village Zimbali Lakes

10.2 Ocean Club Zimbali Lakes

10.3 Boulevard Zimbali Lakes

10.4 The Ridge Zimbali Lakes

10.5 Waterclub Zimbali Lakes

10.6 Beach Club Zimbali Lakes


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11. Annexes

11.1 Submission checklist

ZIMBALI LAKES RESORTArchitecturalPlanSubmission&Checklist

Site/Erf No:Date Plan submitted for Evaluation:Site Coverage:Site Area:

1. Purpose of plans1.1 New Construction - Sketch Plans1.2 New Construction - Council Submission1.3 Addition to an existing building - Sketch plans1.4 Addition to an existing building - Council Submission

2. Checklist Stage 1 Sketchplans2.1 x2 copies2.2 Scrutiny fee2.3 Site Plan and Survey of existing trees and corner levels2.4 Plans 1:100 scale2.5 Elevations of all facades2.6Section(floorheights,cutandfilletc)2.7 3D Visual2.8 Setbacks

3. Checklist Stage 2 Council Submission3.1 x6 copies3.2 Site plan (building lines, site boundary, corner heights, adjoining sites, roof plan, boundary walls, trees)3.31:100Floorplans(fullydimensioned,plumbing,drainage,floorlevels,floorfinishes,roomsizes)3.4Elevations(allfinishesspecified,wallheights,roofheights,chimneyheights,cutandfillheights,floorlevels,NGL’s,finishedfloorlevels,allscreensandboundarywalls)3.5 Section (same as elevations, include relevant information that council requires)3.6 Drainage section3.7Scheduleofareas(showing:sitearea,floorarearatioinsquaremetersandintermsofpercentagesmustinclude dwg’s)

4. Agents Information4.1 Agents name:4.2 Address:

4.3 Telephone number:4.4 Cell number:4.5 Fax number:4.6 E-mail address:


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5. Owners Information4.1 Owners name:4.2 Address:

4.3 Telephone number:4.4 Cell number:4.5 Fax number:

4.6 E-mail address:6. Comments

7. Review Committee Contact Details7.1 Company Name: COA (Pty) Ltd.7.2 Address: 13 Boundary Road, Josephine Mill

NewlandsCape Town7700

7.3 Website: www.coasite.com7.4 Telephone number: +27(0)21 685 88817.5 Fax number: +27(0)21 685 88827.6 E-mail address: [email protected]

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