Architectural Design Manual

Revised by IN-LINE Architecture, upon instruction from

Belle Rio Estate Homeowners Association

(July 2024 Rev 01)

©

FLC van Schalkwyk

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INTRODUCTION

The intention of these manual is to establish design rules that provide Architectural

Professionals with a framework within which to design buildings in a harmonious style

and of an integrated aesthetic standard. Although the proposed style of building is

sympathetic to the traditional Farmhouse architecture and takes cognisance of

historical elements of this style, the intention is to allow the buildings to blend in rather

than contrast with the environment. Building forms and materials are stipulated to

promote a sense of uniformity, but at the same time to allow a great variety of

spatial relationships to be developed within the community living context.

Although this manual excludes certain forms, materials and colours, they should not

be seen as a restrictive measure, but as an instrument to maintain an overall design

sensitivity, whilst still allowing enough flexibility for individual expression.

This manual is supplementary to the National Building Regulations and requirements

of the local Authority.

Owners and their architectural designers must present all building designs to the

Homeowners Association in two stages: a first submission (Sketch Plans) and final

submission (Local Authority Submission).

No building construction will be permitted unless the architectural design complies

with this manual and has been approved by the Belle Rio Estate Homeowners

Association or its nominated architectural professional prior to submission to the

Local Authority.

Procedures and requirements for plan submissions are set out at the end of this

document.

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GENERAL INFORMATION

The Belle Rio Estate Homeowners Association (BREHOA) has appointed IN-LINE

Architecture as its Architectural Consultant. IN-LINE’s role will be to act on behalf of

the BREHOA in ensuring compliance with this manual, the approval of plans for all

building structures within the development.

IN-LINE’s offices are in Kakamas and contact details are as follows:

IN-LINE Architecture

2366 Neethling Street

Kakamas, 8870

P O Box 1166, Kakamas, 8870

Cell

: +27 (0)83 725 6996

A scrutiny fee is payable directly to the architects, before scrutiny of the plans. Such

fees are to be paid by the owner of an erf upon which construction is to take place.

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All building designs and drawings for the construction of new houses as well as ​alterations and/or additions to houses must be prepared by architectural ​professional registered with the South African Council for the Architectural Profession ​(SACAP).

The submission of building plan is also required for:

Boundary walls, pergolas and any changes:





External finishes,

The design, type, style and sizes of all external doors, windows and gates and

 Any external detail or design that may alter the elevation, aesthetics, style or

character.

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ARCHITECTURAL PLANNING

Aesthetic standards and compliance with the manual will be important

consideration when plans are scrutinised for approval. The Homeowners Association

may reject plans purely on the basis that it might consider them to be aesthetically

unacceptable.

Architects must make sure that all the local environmental conditions are

considered. (Prevailing wind, sun, rainfall, views, etc.)

Consideration must be given to ensure maximum level of privacy for owners as well

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as their neighbors. ​Examples of existing work at Belle Rio Estate showing certain principals / details /

finishes ect. do not guarantee that it will automatically be approved again for inter

alia the following reasons:

 Each design will be judged on its own merits,

 Some of the work executed may be unauthorized,

 A waiver may have been granted under special circumstances,

 Further manual may have been established.

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TOWN PLANNING REQUIREMENTS

(Erf 3 to Erf 41)

(Erf 42 – 68, 72-82 and 84 – 110)

If a building exceeds its height restriction, the owner will be fined by the Belle Rio

Estate Homeowners' Association and the owner may be forced to rectify the non-

compliance which may necessitate the demolition of the house.

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BUILDING ENVELOPE

The building envelope may include a main dwelling structure (primary structure) with

secondary structure attachments formed by low pitched roofs, verandahs and

abutments. Secondary structures must have flat roofs. A garage may be detached

from the main building as an outbuilding.

Maximum coverage allowed per erf is:







50%.

60%

60%

for Erf 3 – 16, 37 – 68 and 96 – 110

for Erf 17 – 36, 72 – 82 and 84 – 95

for Erf 71 and 83

This ‘footprint’ includes all roofed areas and is calculated on the same basis as used

by the local authority when determining the coverage of a proposed building.

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ARCHITECTURAL PRINCIPLES:

FORM & SPACE ​Plan forms should be composed of simple geometrical rectangular and/or square

forms. The basic form of the house must result from the addition of simple, distinctive

and clearly articulated rectangular and/or square “boxes” This principle must be

applied in all aspects and dimensions of the architectural design and must be

clearly legible.

The built form should also be fragmented, avoiding too heavily massed built form.

This fragmentation can be achieved by means of combining simple geometrical

form into a single built form.

ORDER & CONNECTIONS ​Building forms should be composed of main and secondary-plan elements

connected by smaller connecting forms e.g. Lean-to roofs connected via smaller

flat roofs.

The primary building elements should be arranged in an architectural order.

Haphazardly arranged geometrical shapes will not be allowed.

Where a flat concrete roof is used as a connecting element between two major

forms, the top of the concrete parapet must be at least 340mm below the roof

overhang of the major roof elements.

PROPORTION & SCALE ​Careful consideration shall be given to the scale proportion and articulation of

building forms, as these, together with the use of stonework, chimneys, openings in

walls, etc. are very important to create a cohesive architectural character. The

architecture should be seen as an additive one where a series of major plan form

elements are connected by minor plan form elements rather than a monolithic

sculptured architecture.

The building elements should be related to each other in proportion and scale. All

components should be relatively in the same proportions to each other. Proportions

will have to be clearly defined and legible.

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5.1

PRIMARY STRUCTURE

Primary structures shall have a single rectangular form or a simple combination of

rectangular forms, perpendicular to each other, of which the length must be at least

twice the width of the structure.

Primary structures must have double-pitched roofs, ended in gables.

Long continuous flat facades are discouraged, and the plan form must be

articulated.

Rectangular primary structures must be parallel to the site boundaries.

Hipped roof junctions at 90° angles are not allowed.

5.2

SECONDARY STRUCTURES

Secondary structures must be perpendicular to the primary building. ​Secondary structures must be 340mm lower than the adjoining roof overhang. ​No curved secondary structures and freestanding structures are allowed.

5.3

LINKING ELEMENTS

Two or more primary structures with separate roofs may be connected with a linking

element. This linking element must have a flat roof (5° or less).

A concrete flat roof may be used as a linking element between major plan forms.

The parapet of these slabs may not be above the eaves or facias of the adjoining

plan forms. Concrete roofed elements should be utilized at level changes between

major plan form elements.

Where a flat concrete roof is used as a connecting element between two major

forms, the top of the concrete parapet must be at least 340mm lower than the

adjoining roof overhang of the major roof elements.

The extent of flat roofs as linking elements will be restricted to a width of 5.0m and be

contained, on two sides at least, by major forms and should not project more than

3.0m beyond the extent of the major form.

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ROOFS ​ROOFS TO PRIMARY BUILDINGS

Only double-pitched roofs of 30°, symmetrical at the gable ends are permitted on

primary buildings.

Eaves of double-pitched roofs must be 600mm.

Verandas or lean-to roofs may be used to extend the cover.

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Parapets to gable walls shall follow the roofline with a height of 230mm measured ​parallel from the roof finish to the top of the finished parapet wall.

Gables must be at the same pitch as the roof in a simple triangular form without

curves and horizontal stepped parapets at the eaves.

Hipped roofs or hipped roof junctions at 90° angles are not allowed. Roofs must end

in gables.

6.2

ROOFS TO SECONDARY STRUCTURES, LINKING ELEMENTS AND FREE-STANDING

STRUCTURES

Corrugated, Victorian S profile Zincalume or Colorbond metal roof sheeting.

Colours allowed:

o Zincalume

 African White / Amazing White

 Cape White / Cedarberg White

 Shale Grey / Ultimate White



Dune / Sahara Sand

o Colorbond

 Fish Eagle White

 White Lion





Sandstone Beige

Dove Grey

 Gemsbok Sand

●

Reinforced concrete roof slabs with waterproofing and 19mm crusher stone

finish on top.

Skylights may be used on roof structures:

 Flat roofs - These skylights may not project higher than the parapet that



surrounds them in elevation.

Pitch roofs – Tubular Skylight only

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BUILDING PLATFORM

Buildings designed on slopes must respond to the slope with stepped levels /

buildings platforms.

The height of ground fill may not be higher than 340mm measured from the natural

ground level where the fill is to occur.

Where a building is designed to cut into the ground at the higher part of the site, this

cut may not be deeper than 510mm measured from the natural ground level where

the cut is to occur.

If a plinth is employed it may not exceed 510mm in height. ​This rule also applies to terracing in the landscaping around a house.

7.1

Retaining Structures

Retaining structures must be solidly built cement plastered walls or natural stonewalls. ​No pre-cast concrete engineering blocks (Terraforce, Loffelstein or similar) are

allowed.

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PARKING, GARAGES AND CARPORTS

Each erf must be provided with off street parking for two vehicles, inclusive of the

parking inside a garage. Only garage doors with horizontal pattern must be installed.

No ornate panelled garage doors are allowed.

A maximum of two visible garage doors is permitted on one property. ​Freestanding garages must have flat roofs with parapets on three sides and conform

to provisions defined under “Roofs”.

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COLUMNS

Columns to verandas and pergolas may comprise the following:

9.1

(A)

Square masonry columns without a base

These columns must be square 345 x 345mm brickwork columns without a

base. Columns to be constructed of brickwork and finished to match the

main building wall finish.

9.2

(B)

Square columns with a base

These columns must be square 100 x 100mm square tube / 230 x 230mm

brickwork columns with a 345 x 345mm base; the height the base may not

exceed 700mm in height. The base must be cladded with natural stone.

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9.3

(C)

CCA treated round poles

Wooden structures (pergolas) may be supported by min. 150mm diameter ​CCA treated round poles. Timber shall be left natural or painted white.

No copies of Greek or Roman columns are permitted. Columns may not be fluted.

The top of the column must be simple and not ornate.

No Victorian cast iron or “broekie lace” details are permissible.

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BOUNDARY AND YARD WALLS

Boundary walls ​Boundary walls and walls not build on an actual boundary line, but which fulfil the

function of a boundary wall in relation to a boundary, will be deemed to be

boundary walls. These walls may not exceed,

o 650mm in height for the street boundary,

o 650mm in height for first 5.0m of the side boundary from the street boundary,

o 1200mm in height for side and back boundary.

Drying yards

o to be screened from neighbouring properties and any street view,

o must be 1800mm high brick walls. The height of the screened yard wall will be

measured from ground floor, floor level minus 85mm,

o Must be finished to match the main building wall finish and

o may only constitute 10% of the coverage of the residence.

Boundary and drying yard walls must be brick walls minimum 230mm wide plaster

and painted to match main building wall finish.

Street boundary walls can be cladded on all sides and top with natural stone.

No columns may be incorporate in the boundary or drying yard walls. ​No recesses or raised panels, or any other embellishment may be incorporated in a

wall.

Palisade fencing, wire mesh fencing, timber or precast walls and any other type of

fencing are not permitted.

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EXTERIOR WALLS

All external walls shall be 230mm thick brick walls plastered and painted.

The selective use of natural stone finishes is encouraged for example:

o

Selected recessed natural stone panels,

o Linking elements and

o Smaller secondary structures.

Plaster bands are encouraged, maximum width 120mm.

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WINDOWS

Windows must have square or vertical rectangular proportions. Windows in a

structure must be of similar proportion.

Windows between veranda roofs and primary structure roofs are encouraged

(Clerestory windows). The rule of less is more will apply.

Burglar bars inside should be of horizontal form. ​Window frame color: Bronze or White. ​NOT ALLOWED:

Off-centre gable windows,

Winblock or other pre-cast concrete windows, glass block windows, or leaded

windows with diamond or other patterns,

Bay windows,

Dormer windows,

Cottage pane windows,

No external burglar bars,

Coloured glass and “mirrored” glass are not permissible in windows or doors.

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DOORS

Door openings shall have vertical proportions. Doors onto verandas and covered

stoeps may be used in series and may be continuous behind a veranda or pergola.

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AWNINGS

No awnings are permitted, whether fixed, retractable or adjustable. Verandas and

pergolas should be utilized to create shade. However, if shading is required as per

SANS 10400XA details of shading must be submitted for approval.

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GATES

Only horizontal patterned gates are permitted. ​Gates should only be used at service yards or at streets as pedestrian access to a

property.

Colour : To match window colour.

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SHUTTERS

Shutters must be functional. No false shutters are allowed. ​Shutters must be epoxy coated aluminium.

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The colour of window or door shutters must match the window and door colours.

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VENTILATORS

Ventilator louvers on gables are not allowed.

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CHIMNEYS

Chimneys must be cladded with natural stone. ​The highest point of a chimney must be min. 1000mm above the roof on which (or

adjacent to which) it is built.

The height of the base may be adjusted to achieve proportions that are

aesthetically pleasing.

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BALCONIES

Balconies must be well integrated into the design of the house and may not be

positioned in such a way that they are intrusive to neighbours, or compromise

privacy.

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BALUSTRADING

All external balustrades must be shown on the drawings with the material and finish

specified.

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PERGOLAS

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LIGHTS

Lights on walls at the entrance door and garage play an aesthetic and functional

role and offer a warm welcome for visitors.

No external pole mounted street-type lamps on free–standing poles or bollards are

permitted.

All external light sources should be screened by solid flange structure louvers.

No coloured bulbs or glass to light fittings is permitted.

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SECURITY SYSTEMS

Burglar Bars, security screens, gates and expanding/sliding products, as well as roller

shutter systems, must be mounted on the inside of doors and windows.

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DRIVEWAYS

All driveways and parking bays must be constructed with a hard surface using

approved paving.

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SERVICES

25.1

SATELLITE DISHES AND TELEVISION AERIALS

These must be fitted on a primary building below the eaves line and may not be

fixed to a gable.

25.2

SERVICE PIPES

Sewer vent pipes, all drainage pipes, water pipes, air–condition trucking and

condensate pipes must be concealed in vertical ducts within the confines of the

building envelope.

25.3

TELEPHONE

Wires and cables must be laid underground. No overhead masts or wires will be

permitted. Amateur radio (ham) equipment and masts are also not permitted.

25.4

AIR - CONDITIONING

Air conditioner condensers must be positioned in a service yard or alternatively

installed against exterior walls at ground level with the top of the equipment not

higher than 1200mm above ground level.

Only wall type or ceiling type units are allowed. Window mounted units are not

permitted,

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25.5

HOUSE NUMBERS AND NAMES

House numbers and names must not be longer than 75mm high and 60mm wide per

individual letter or number.

25.6

POST BOXES

No freestanding post boxes are permitted.

25.7

GAS CYLINDERS, REFUSE BINS AND WASHING LINES

These items must all be located within service yards.

25.8

SOLAR HEATING

Only separate tank and solar panels must be used for solar heated hot water

systems. Combined tank and panel systems are not allowed on a roof. The panels

are to be fixed on the roof of a primary building or secondary structure only.

Remote equipment must be in a service yard.

25.9

RAINWATER STORAGE TANKS

Rainwater storage tanks are allowed but not encouraged.

25.10 SWIMMING POOLS

25.10.1

25.10.2

25.10.3

25.10.4

25.10.5

At least 75% of a swimming pool plan area must be below ground

level.

Pools may have a rim-flow feature, integrated into the design of the

pool. The top of the rim-flow edge may not be higher than 300mm

above natural ground level.

Owners are mandated to control access to swimming pools in

accordance with the Nasional Building Regulations.

Swimming pool pumps must be carefully positioned so they are not

visible from public areas or neighbouring properties or create a noise

disturbance to neighbours. Pump must be screened with a wall that

matches the colour and finish of the main dwelling.

During backwash, rinse cycles and when being drained, the

chlorinated water effluent from a swimming pool must be pumped into

a stormwater sump on site and may not be discharged into the

landscape.

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25.10.6

Pool decks may not be higher than 300mm above natural ground ​level.

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IRRIGATION

Irrigation must be designed in such a manner as not to stain walls and structures on a

property.

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MAINTENANCE

If gardens are cultivated, they are to be always kept tidy.

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EXTERIOR COLOURS ​WALLS ​Light earthy colours for approval. ​Plaster bands - earthy Pastel colours two tints lighter than walls.

28.2

WINDOWS, DOORS, SHUTTERS AND GATES ​Bronze or White

28.3

ROOFS

See roofs

28.4

FASCIA’S AND GUTTERS ​Fascia’s – to match plaster bands. ​Gutters and downpipes are not encouraged – to match plaster bands.

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LANDSCAPING

No declared invasive alien plants, trees, shrubs and grasses are permitted on

properties and may not be cultivated.

No extension of gardens into an immediately adjacent open space or pavement

areas will be permitted. On pavements only lawn grass well maintained will be

permitted.

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No temporary structures are permitted on any property, including Wendy houses. ​The objective of the small allowable gardens is to contribute to the natural habitat. ​Hard landscaping surfaces (brick and other paving, tiling, etc.) will only be permitted

where it is functional for driveways, service yards, and footpaths to front doors, braai

areas, pool surrounds and verandas.

Extravagant use of hard landscaping will not be permitted.

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BUILDING PLAN APPROVALS

a) Client and Architects full contact detail,

b) Drawings are to be submitted in .pdf format per e-mail.

Drawings are to include:















Ground floor layouts,

First floor,

Elevations,

Sections

Sewer layout plan and

Site layout.

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Municipality plans must show the following information

 Information as required as per the Nasional Building Regulation,



The position of existing neighbouring houses

 Sections must clearly indicate the flood level 1:64, average natural ground

line and building heights to the roof ridge.

Turnaround Times ​All plans (sketch and municipal) will be scrutinised and returned to the Client within 5

working days.

The plans will be returned with notes, the BREHOA stamp and letter of approval

(where applicable).

Submissions must be to the Development Committee’s nominated architectural

professional.

No drawings may be submitted to the local authority for approval until it has been

certified as approved by the BREHOA.

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BUILDING OPERATIONS CONTROL

See the Belle Rio Estate Homeowners Association, Contractors Code of Conduct

Annexure A

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