RedStone Private Country Estate architectural guidelines urban design principles residential design guidelines > RedStone Village > StoneBridge > RiverView July 2007 Page 1 www.redstoneestate.co.za
basic residential design elements P3 P4 P7 P9 P10 P13 P16 General statutory guidelines General guidelines Fencing and privacy Structure massing and facade RedStone Village StoneBridge RiverView coverage and ratio site > Index Page 2
RedStone Private Country Estate > general statutory guidelines Page 3
BASIC RESIDENTIAL design PRINCIPLES general guidelines > All the design of and on houses in RedStone Private Country Estate must be submitted to the Design Review Committee (DRC) for approval, prior to municipal plan submissions. > Information design required by the DRC: > Site development plan > Sections (minimum 2) > Floor Plans > Three dimensional representation > Description of proposed materials (please refer to materials list available at DRC on request) > Landscape plan > Only qualified and registered Architects and Engineers whom are registered at their Institutes are allowed to design any structure on the estate. > Only builders registered with the NHBRC will be allowed to perform work at Redstone Private Country Estate. > Construction shall commence within12 months after ownership of any site has been received and completion within12 months of construction. After 12 months and no construction on site has occurred, penalties will incur. > Garages may be detached from the main house, in this scenario it may only be single storey. > Buildings must be designed to blend in with its surrounding environment and not dominate the environment. > Thatch, Cape Dutch and Tuscan orientated architecture designs will selectively be allowed. Cape Dutch and Tuscan Architecture will be adjudicated according to the the traditional architecture by the DRC, in the following areas: > Redstone Village - Not allowed > StoneBridge - Allowed > RiverView - Allowed > Cellars are allowed as per National Building Regulations stipulation and definition. > Only one point of access to any site with a maximum width of 5000. > Special care to be taken in considering the privacy and line of sights of neighbours when addressing the following design principles: > Access > Orientation > Floor levels > Stepped roof lines and pitches > Window types and position > Covered areas > Entertainment areas > No wendy houses allowed to be visible from the access street. > Lapa s are allowed if the structure is in the same Architectural context of the main structure. > Estates sidewalks, apart from driveways and footpaths are not allowed to be paved by home owners. Page 4 >.
BASIC RESIDENTIAL design PRINCIPLES general guidelines > WINDOWS > materials > aluminium > timber > steel > Appropriate sun shading, in terms of material, must be utilized on the northern façade. If glazing exceeds 3 meters in height it is to receive appropriate horizontal and vertical sun control screening to avoid excess glazed facades and improve the residential scale > SECOND dwelling Not allowed >Redstone Village. A granny flat with maximum of 120m 2 will be allowed >StoneBridge. A granny flat with maximum of 200m 2 will be allowed >RiverView. A granny flat with maximum of 200m 2 will be allowed > HEIGHTS > All buildings to be limited to double storey but must comply to the following guidelines in regards to VIEW, PRIVACY and LINE OF SIGHT. > Max floor to ceiling height 3,2 meters per floor > No FIRST floor may exceed 60% of the GROUND floor area. > Chimneys are excluded from the 9,0 meters restriction. Page 5
BASIC RESIDENTIAL design PRINCIPLES general guidelines > GARAGES No more than 3 garages per site (only applicable for RedStone Village) > REFUESE AREAS All waste refuse areas and laundry areas shall be screened from the street from direct visibility from neighbours. > ROOFS Roofs must match the structure in its entirety. > Slate tile roofs > Profiled sheet metal roofs (max 15deg) > Flat concrete roofs not more than 30 % of total roofed areas > Concrete roof tiles (30-45deg) > Thatch roofs (45 deg) Mono-pitched roofs will be allowed Roof overhangs to be a minimum of 600mm > WALLS > Dry stacked natural stone > Natural stone walls (non-load bearing) > Type of plaster (textured, wood float, steel troweled etc) > Concrete for a max of 25% of any façade > Brick walls- plastered or face brick > CHIMNEYS > Chimneys are allowed and does not fall in the 9,0 meter height restriction. > BALUSTRADES > 1050 from floor level or horizontal level. > SWIMMING POOLS >Swimming pools are allowed and must comply to the National Building Regulations (NBR) of South Africa Page 6
BASIC RESIDENTIAL design PRINCIPLES fencing and privacy BOUNDARY FENCE STREET FACING FENCE SIDE BOUNDARIES: Solid boundary walls will be allowed except front/ entrance side. Max height of 1,8 m. Promote the usage of transparent and translucent screen walls and natural creepers to enhance visibility and green axis. Ratio of opening to structure 70/30. No pre-cast concrete walls will be allowed. STREET FACING : The primary wall must not exceed 750 in height for the front boundary. This will enhance interactions with street activities and neighbors. SITE PRIVACY NORTHERN living spaces must be areas for families to live and interact with the street boundary. This will enhance a sense of community. Screen walls can be incorporated to protect certain public areas but the dominating feeling and atmosphere must be that of interaction and publicness. SOUTHERN living spaces: These areas can be reserved for kitchen yards and summer stoep areas. Page 7
BASIC RESIDENTIAL design PRINCIPLES fencing and privacy SCREENS SCREEN WALLS can be utilized to enhance private areas from public and semi-public areas. Screen walls can be covered by creeper planting. Materials can be steel, timber. BALCONIES BALCONIES will only be allowed on the Northern facade. Balustrades should be horizontally defined PERGOLAS PERGOLAS will allow shaded areas for outdoor spaces. These elements will be the transitional spaces between the internal and external spaces. Pergolas entail as per hand sketch, they can be semi-covered, covered with creeper plants or completely covered Page 8
BASIC RESIDENTIAL design PRINCIPLES structure massing and facade By fragmenting and breaking the functional spaces into simple and logically plan forms the complete structure as a series of "cluster forms" can be connected by moderately scaled flat roofs, connecting roofs or double volumes. The scale and mass of the building can be visually broken and fragmented to achieve a interesting facade. The fragmented plan form can also facilitate level differences in plan stepping to suit the site and structural requirements. STRUCTURE MASSING The breaking down of scale and mass can further be accommodated by adding flat or low pitched roofs (horizontally defined) to create positive external spaces. This can be achieved by use of pergolas, concrete flat roofs or corrugated iron lean-to roofs.. PRINCIPLES: > varied roof heights > covered areas / walkways/ stoep > deep shadows > broken/ fragmented facades > lessen mass > define individual spaces SERVICES ALL services to be concealed: > Waste bins > Air conditioning units and piping > Drainage pipes > Kitchen Yards > Waste Bins Page 9
RedStone Village architectural guidelines RedStone Village can architecturally be defined as: The integrated collection of aesthetically responsible quality houses grouped in a village atmosphere in terms of scale proportion and in respect to their specific location and responsibility Page 10
RedStone Village coverage and ratio > RedStone Village GROUND FLOOR : FIRST FLOOR MAXIMUIM of 60 % allowable coverage for the sites is allowable within the site boundary lines for single storey and 60% for double storey dwellings. A maximum of 60% of the total enclosed and inhabitable area on GROUND floor will be permitted to be constructed on FIRST floor. PATIOS & PERGOLAS An area equal to 20% of the total ground floor area must be incorporated as covered verandas, pergolas or horizontal screening at a level between 2,1and 3,5 meters from the ground floor level. This ratio will not form part of the SITE COVERAGE. Example: 1 000m 2 Site 1 000m 2 x 60% = 600m 2 coverage. Additional 20% pergolas = 120m 2 pergola area on Ground floor. 60% of total Ground Floor to be constructed on First Floor ( 300m 2 ground floor + 300m 2 First Floor = 600m 2 coverage) thus 300m 2 x 60 % = 180m 2. Floor Space Ratio (FSR) of 0.8 = total FSR of 600m 2 x 0.8 = 480m 2. Total Ground floor + Total First Floor = 300m 2 + 180 m 2 = 480m 2. Plus additional 120 m 2 pergolas = 600m 2 Page 11
> RedStone Village RedStone Village site BUILDING LINES 5,0 m BUILDING line with GARAGE facing street 3,0 m BUILDING line with garages not facing the street SINGLE STOREY 2,0 m BUILDING line on all other sides that will be shared by neighbors DOUBLE STOREY: 4,5 m Building Line except access boundary line BUILDING HEIGHT single storey A maximum height of 7,5 m from NATURAL GROUND LINE to ridge height for single storey. BUILDING HEIGHT double storey A maximum height of 9,0 m from NATURAL GROUND LINE to ridge height for double storey Page 12
StoneBridge architectural guidelines StoneBridge can architecturally be defined as: The larger scale and proportional style of living emphasising the individual need for living and interacting with the environment. The architecture will be an extension of the individual living style on a larger framework creating the transition and extension of the internal to the external Page 13
StoneBridge coverage and ratio > StoneBridge GROUND FLOOR : FIRST FLOOR MAXIMUIM of 60 % allowable coverage for the sites is allowable within the site boundary lines for single storey and 60% for double storey dwellings. A maximum of 60% of the total enclosed and inhabitable area on GROUND floor will be permitted to be constructed on FIRST floor. PATIOS & PERGOLAS An area equal to 20% of the total ground floor area must be incorporated as covered verandas, pergolas or horizontal screening at a level between 2,1 m and 3,5 m from the ground floor level. This ratio will not form part of the SITE COVERAGE. Example: 2 500m 2 Site 60% coverage = 1 500m² covered area. 60% of total Ground floor allowable to construct on First Floor = Ground floor of 900m² and First floor of 600 m². 20% of total Ground Floor for pergolas = 180m². Floor Space Ratio of 1.2 = 1 500m² x 1.2 = 1 800m². Page 14
> StoneBridge BUILDING LINES StoneBridge site 7,5 meter BUILDING line with GARAGE facing street 5,0 meter BUILDING line with garages not facing the street SINGLE STOREY 7,5 meter BUILDING line on all other sides that will be shared by neighbors BUILDING HEIGHT single storey DOUBLE STOREY: 10,0 meter Building Line except access boundary line A maximum height of 8,5 meter from NATURAL GROUND LINE to ridge height for single storey. BUILDING HEIGHT double storey A maximum height of 12,0 meter from NATURAL GROUND LINE to ridge height for double storey Page 15
RiverView architectural guidelines RiverView can architecturally be defined as: The exclusive and elegant environment to enhance the living style and expression of one self. The large stands will define country living. Architecturally the setting is set for the creations of ones own exclusive estate within Redstone Private Country Estate. Defining element: The possibilities are endless in RiverView. As an individual, the style and scale of living is as impressive as ones imagination. Page 16
RiverView site > RiverView BUILDING LINES 15,0 m BUILDING line with GARAGE facing street 15,0 m BUILDING line with garages not facing the street STOREY 15,0 m BUILDING line on all other sides that will be shared by neighbors BUILDING HEIGHT single storey A maximum height of 8,5 m from NATURAL GROUND LINE to ridge height for single storey. BUILDING HEIGHT double storey A maximum height of 15,0 m from NATURAL GROUND LINE to ridge height for double storey Page 17
RiverView coverage and ratio > RiverView GROUND FLOOR : FIRST FLOOR MAXIMUIM of 60 % allowable coverage for the sites is allowable within the site boundary lines for single storey and 60% for double storey dwellings. A maximum of 60% of the total enclosed and inhabitable area on GROUND floor will be permitted to be constructed on FIRST floor. PATIOS & PERGOLAS An area equal to 20% of the total ground floor area must be incorporated as covered verandas, pergolas or horizontal screening at a level between 2,1and 3,5 meters from the ground floor level. This ratio will not form part of the SITE COVERAGE. Example: 5 000m 2 Site 50% coverage = 2 500m² covered area. 60% of total Ground floor allowable to construct on First Floor = Ground floor of 1 500m² and First floor of 1000m². 20% of total Ground Floor for pergolas = 300m². Floor Space Ratio of 1 = 2 500m² x 1= 2 500m². Page 18