LAMPIESBAAI DESIGN GUIDELINES SUBDIVISION OF ERF 2636 ST. HELENA BAY
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LAMPIESBAAI
DESIGN GUIDELINES
SUBDIVISION OF
ERF 2636
ST. HELENA BAY
JANUARY 2016
Table of Contents:
A. INTRODUCTION.................................................................................................... 3
THESE GUIDELINES MUST BE ADHERED TO ............................................................. 4
1. COMPOSITION, SIZE AND FORM ........................................................................ 5
2. PITCHED ROOFED CORE BUILDING .................................................................. 7
3. BUTTRESSES ....................................................................................................... 7
4. LOFT STRUCTURE ............................................................................................... 8
5. PITCHED ABUTMENT OR FREE STANDING STRUCTURE ................................ 8
6. OTHER BUILDING FORM ..................................................................................... 9
7. VERANDAH / PERGOLAS ..................................................................................... 9
8. PARAPET WALL AND GABLE WALLS ............................................................... 10
9. CHIMNEY AND FIREPLACE ............................................................................... 10
10. EXTERIOR WALLS, WINDOW SILLS.................................................................. 11
11. BOUNDARY WALLS ............................................................................................ 11
12. WINDOWS AND DOORS .................................................................................... 12
13. SHUTTERS.......................................................................................................... 13
14. ROOF WINDOWS................................................................................................ 13
15. GARAGE DOOR .................................................................................................. 14
16. RAIN AND STORMWATER ................................................................................. 14
17. BALCONIES ........................................................................................................ 15
18. BALUSTRADING ................................................................................................. 15
19. BURGLAR BARS, SECURITY GATES AND SYSTEMS, INCLUDING SECURITY
LIGHTS ................................................................................................................ 15
20. WASHING LINES................................................................................................. 15
21. PAVING ............................................................................................................... 15
22. EXTERIOR COLOURS ........................................................................................ 16
23. POST BOXES ...................................................................................................... 16
24. DRAINAGE .......................................................................................................... 17
25. WIND GENERATORS.......................................................................................... 17
26. SOLAR HEATERS ............................................................................................... 17
27. TV AERIALS ........................................................................................................ 17
28. TELEPHONE ....................................................................................................... 17
29. HOUSE NUMBERS ............................................................................................. 17
30. AIR CONDITIONING ............................................................................................ 18
31. GAS CYLINDERS ................................................................................................ 18
32. LANDSCAPING ................................................................................................... 18
33. MAINTENANCE ................................................................................................... 18
B. PLANNING RESTRICTIONS ............................................................................... 19
1. COVERAGE......................................................................................................... 19
2. BUILDING LINES ................................................................................................. 19
3. PARKING ............................................................................................................. 19
C. BUILDING PLAN SUBMISSION........................................................................... 19
1. GENERAL ............................................................................................................ 19
2. INFORMATION REQUIRED ON PLANS.............................................................. 21
2
A. INTRODUCTION
The purpose of these guidelines is to provide architect and property owners with
a framework within which individual property can be designed and constructed
resulting in an integrated and harmonious unique and contemporary West coast
village. It is not the intention to inhibit innovative and or original thought but rather
to facilitate a design process.
3
THESE GUIDELINES MUST BE ADHERED TO
West coast architecture is characterized by the following basic design and form
elements as found in the typical traditional fisherman’s homes and coastal
farmsteads that created this unique west coast style which are more fully
described below.
1. Composition size and form
2. Pitched roof core building
3. Buttresses
4. Loft Structures
5. Low pitched abutments or free-standing structure
6. Other building forms
7. Verandah/Pergolas
8. Parapet Wall and Gable Walls
9. Chimney and Fireplace
10. Exterior Walls, Window Sills
11. Boundary Walls
12. Windows and Doors
13. Shutters
14. Roof Windows
15. Garage Door Rain and Storm water
16. Balconies
17. Balustrading
18. Burglar Bars, Security Gates and Systems, including Security lights
19. Washing Lines
20. Paving
21. Exterior Colors
22. Post Boxes
23. Drainage
24. Wind generators
25. Solar heaters
26. TV Aerials
27. Telephone
28. House Numbers
29. Air Conditioning
30. Gas Cylinders
31. Landscaping
32. Maintenance
41. COMPOSITION, SIZE AND FORM
1.1. Building composition
should resemble a
“werf” consisting of a
single or double story
main building that is
expressed as a core
pitched roof structure
with abutments and or
freestanding structure
forming additional space
and sheltered courtyard.
1.2. There is a sense of informality and plasticity which have resulted
from asymmetrical placement of windows, doors and generally
simple forms of the buildings which is further enhanced by
buttresses and solid build-in seats against outside walls and the
large traditional outside fireplaces with baking ovens and rural
elements together with pergolas covered with “latjies”, vines and
creepers creating a warm and homely environment.
1.3. No Victorian cast
column and
establishment of other
style will be permitted.
1.4. Only elements, which
form part of the west
coast architectural style,
shall be permitted.
1.5. Maximum floor area of
the first core building
shall be as stipulated in
the chart below after which additional accommodation shall be
added in the form of abutment structures to the core building up to a
maximum floor area of the abutments after which another core
building shall be formed etc. (See table on next page)
1.6. Proposed layout & Elements sketch:
5Core Building Abutment
Stage 1
Core building No abutments
75m2
Stage 2
Core building Abutment of 75m2
75m2
Stage 3
Core building and New additional abutment of 75m2
existing abutment
150m2
Stage 4
Core building and New additional abutment of 75m2
existing abutment
225m2
62. PITCHED ROOFED CORE BUILDING
These structures shall be a single or double story expressed as symmetrical
rectangular form with the maximum width of 6 000mm.
2.1. Maximum floor plan dimensions for a single core building shall be
75m2.
2.2. Maximum height of a core building shall be 8 000mm measured
from the mean natural ground floor level of the site at the center of
the building composition to the top of the ridge capping of the roof.
2.3. Note that core
structures may
differ in height
with a maximum
as prescribed.
2.4. Roof pitch shall
be 40 degrees.
2.5. Roof finish shall
be in charcoal
Chromadek S-
profile or similar.
2.6. No thatch or other material shall be permitted.
2.7. Hipped roof construction not allowed.
2.8. Maximum roof overhang shall be 100mm.
2.9. No metal timber or other roof structure may protrude past the wall
face or be visible.
2.10. Gutters will be allowed.
Gutters must be fixed to uPVC or Nutec facia boards painted white,
no wooden facias will be allowed. Gutters and down pipes must be
single long length seamless aluminium gutters colour white. White
aluminium down pipes 75mmØ or 75x100mm rectangular tubes.
3. BUTTRESSES
3.1. At least one buttress
shall be provided on
every single façade of
the building with a
minimum height
(matching the window
or door lintel height
closest to the buttress)
of 2.1 m and projecting
350mm at the top and
7700mm at the base away from the wall. Having a width of 400mm.
3.2. The buttresses must form an integral part of the walls and finish as
per their specification.
4. LOFT STRUCTURE
4.1. The utilization of the roof loft space
is part of the west coast architecture
idiom and is encouraged with
outside loft type stairs in solid wall
construction.
4.2. Access to the attic shall be via
masonry stairs plastered and
painted white.
5. PITCHED ABUTMENT OR FREE-STANDING STRUCTURE
5.1 In order to create
larger floor area
than the maximum
dimensions of the
core building allows,
the plan forms shall
be extended with
various
combinations of
widths of
abutments.
5.2 The structures shall be expressed as a single and double
rectangular building with the maximum width of 6,750 m.
5.3 The structure shall abut the main core building on any side.
5.4 The apex of the roof must be under the eaves of the pitched roof
core building (400mm below eaves).
5.5 Freestanding building shall be joined to the abutment or core
building with a wall. The height of the wall shall be (max. 2.1m)
5.6 The roof pitch can be towards any direction.
5.7 The roof pitch shall be maximum 7 degrees and minimum 5
degrees as prescribed by manufacturers.
5.8 Only charcoal ‘Chromadek’ (S - Profile) ‘or similar single length roof
sheeting shall be permitted.
85.9 Concrete roof linking elements, connecting abutments and pitched
core buildings will be allowed to a max. of 10% of the footprint floor
area.
6. OTHER BUILDING FORM
“Bakoondjies” (baking ovens), hydrated lime ovens, donkeys (old water
heaters) rainwater storage tanks all contribute to articulated and
interesting environments. Designers are encouraged to introduce these
elements in the building. Rainwater tanks that is not aesthetically
pleasing should be hidden from street elevations. To be painted white or
dove grey.
7. VERANDAH / SHELTERS / PERGOLAS
7.1 Brick/block/local calcite stone columns to
verandas, pergolas shall be square +-
345mm x +-345mm.
7.2 Brickwork and blockwork columns shall be
plastered and painted white.
7.3 No precast profiled or moulded plastered
concrete columns are permitted.
7.4 No Victorian cast iron posts or “Broekie
Lace” detail will be allowed on new building.
7.5 Pergolas or shelters shall only be
constructed from round tanalith timber
poles.
7.6 Timber shall be left natural or painted white.
7.7 Covering material to pergolas shall be:
7.8 Small round tanalith treated “latjies” nominal
size 50mm diameter
7.9 Or Wire for creepers.
7.10 Maximum width for pergolas, shelters etc.
of 5000 mm
7.11 Maximum roof pitch of verandah 15
degrees.
98. PARAPET WALL AND GABLE WALLS
8.1. Only one dormer shall be permitted on a single side of any core
building.
8.2. Dormers shall be finished off with barged boards and not with brick
gables.
8.3. Ends of core buildings shall be finished off with a brick block gable.
8.4. No decorated or stepped gable walls permitted.
8.5. No French type dormer windows are permitted.
8.6. All parapet and gable walls shall be edged with a parapet wall.
8.7. Parapet walls shall follow the pitch of the roof.
8.8. Maximum height of the parapet wall measured above the roof finish
shall be 250mm.
8.9. All flashing shall be painted the wall colour vertically down up to the
roof plane.
8.10. All parapet walls shall be rounded on top.
8.11. Abutment structures shall have one side not finished with a parapet
wall except where box gutters are required.
9. CHIMNEY AND FIREPLACE
9.1. Every dwelling shall be provided with a large prominent traditional
chimney.
9.2. Ultra modern chimneys shall not be permitted.
9.3. Chimneys may be adjoining the core building in any position of or the
abutment structure.
9.4. No metal revolving cowl permitted.
9.5. Chimney shall be finished off by either of the following flue
9.5.1. Brick with a semi circular hole
9.5.2. Brick with a rectangular hole
9.6. Braai chimneys should match the large chimney structure in form not
necessary in size.
9.7. Other traditional forms like the “donkie” is encouraged.
9.8. Designers are encouraged to provide for a small window opening in
the large hearth design.
1010. EXTERIOR WALLS, WINDOW SILLS
10.1. West coast architecture is characterized by uneven plastered walls,
with a plastic appearance. The intention is not to obtain accurate
pristinely plastered wall surfaces but rather an uneven type of
effect.
10.2. Dwelling walls shall be constructed in brick work only with a 50mm
cavity, as approved by the NBR.
10.3. All external walls other than local calcrete stone shall be plastered
with a wood trowel finish and painted.
10.4. No Spanish plaster shall be permitted.
10.5. All external window sills and surrounds shall be plastered and
painted to match the wall.
10.6. All external corners to walls shall be struck off by 25mm and
plastered round with the hand.
11. BOUNDARY WALLS
11.1. No palisade, pre-cast concrete or timber slatted fences permitted.
11.2. All boundary walls shall be constructed in brick/blockwork at least
220mm thick, plastered and painted as per external walls.
11.3. Boundary walls shall follow the contour
of the land, no stepping allowed.
11.4. Top of all boundary walls shall be
rounded.
11.5. Buttresses are permitted in boundary
walls.
11.6. No precast concrete or any other
copings permitted.
11.7. No pillars may be incorporated in
boundary walls.
11.8. No wall may incorporate any recessed or
raised panels, or any other form of
embellishment, other than in the case of
faces internal to the erf.
11.9. Maximum height of boundary walls shall be taken as a
measurement to the top of any coping forming part of the wall;
11.10. Group housing;
11.10.1. 1 800 mm high on the rear boundary and around service
yards.
11.10.2. 900 mm high on the lateral boundaries up to the front of the
house.
1111.11. Single residential erven;
11.11.1. 1800 mm on rear, side and service yard boundaries up to the
front of the house.
11.11.2. 1600 mm on front boundaries
12. WINDOWS AND DOORS
12.1. Only windows in which the vertical dimension exceeds the
horizontal are permitted. (REG) (Skets kan dalk anders voorgestel
word)
12.2. Windows shall not exceed a horizontal dimension of 1 200mm.
12.3. Windows shall not exceed a vertical dimension of 2 100mm.
12.4. Windows shall not exceed the ratio of 1(horizontal) : 2 (vertical).
12.5. Large Window frames shall not be divided into more than 4
segments.
12.6. Any window exceeding these limits, must be approved by the
Nominated Architect or HOA.
12.7. Clerestory ventilator windows located in the section of wall beneath
the wall plate and above ground floor ceiling height, may be of such
a nature that the horizontal proportion exceeds the vertical. In such
cases the maximum horizontal proportion is 900mm and the
maximum vertical proportion 600mm.
12.8. “Winblok” or other precast concrete windows, glass block windows,
or leaded windows with diamond patterns are not permitted.
12.9. A traditional small window maximum 600 x 500mm can be
incorporated in the large hearth.
12.10. Bay windows not permitted.
12.11. All windows shall be aluminium powder coated white or timber
painted white.
12.12. Total surface area of windows and doors shall not exceed 30% of
the wall area on any wall face provided that Council requirements
re: light and ventilation be satisfied.
1212.13. Sliding/folding doors shall be permitted on any façade provided that
it is covered by a pergola or veranda. Pergola/verandah shall have
a minimum depth of 1 200mm.
12.14. No other natural timber finish shall be permitted.
12.15. Windows and doors shall have single paned glass.
12.16. Window or/and doors may not be coupled together and shall be a
minimum distance of 1,00 m apart measured to the opening.
12.17. No mirror-type glass permitted.
12.18. All windows and doors shall have a horizontal lintel meeting vertical
opening with a rectangular corner.
12.19. Designers are to take note of the seaside climatic conditions in
specific door / window ironmongery.
12.20. Stable doors are traditional and are strongly recommended.
12.21. No embellishments to openings permitted.
13. SHUTTERS
13.1. Folding or sliding shutters are permitted
and encouraged.
13.2. Shutters must be functional. No false
shutters are permitted.
13.3. Shutters can be of hardwood painted or in
aluminium powder coated. (See 22.1)
13.4. Designers must take note of the seaside
climatic conditions when specifying
ironmongery.
14. ROOF WINDOWS
14.1. Velux, TSRW or similar roof
windows may be used but at
the same angle and plane of
the roofs of any structure.
1315. GARAGE DOOR
15.1. Maximum 2 x Single or 1 x Double garage door are permitted to face the
street. Single doors shall have a maximum width of 2 700mm and double
garage doors must not be wider than 5 000mm. Maximum height of
garage doors facing the street shall be 2.4m.
15.2. With multiple garages a solid masonry pier with a minimum width of 450m
shall separate the doors.
15.3. Only white horizontal unpatented sectional overhead doors shall be
permitted.
16. RAIN AND STORMWATER
16.1. No formal storm water system exist as the rainfall
in this area is so low water can be disposed of on
site.
16.2. Pre-cast concrete storm water channels are not
permitted.
16.3. Storm water channels, if required, shall be laid in
a curved concrete bed with round river stone
16.4. Traditional s-profile metal or built square or
circular in masonry, round rainwater storage tanks are permitted. No
green plastic tanks are permitted.
16.5. Rainwater can be accumulated from the roof by means of white gutters
and downpipes. Any accumulation of rainwater from multiple roofs shall be
done in a neat and tidy method situated at the back of the dwelling. No
clustering of gutters and down pipes will be tolerated.
1417. BALCONIES
17.1. Balconies are permitted.
17.2. No cantilevered balconies permitted.
17.3. There shall be solid structure below balconies
18. BALUSTRADING
18.1. Balustrades shall only be constructed in brick/blockwork, local calcrete
stone (natural).
18.2. No aluminium or glass balustrades permitted.
19. BURGLAR BARS, SECURITY GATES AND SYSTEMS, INCLUDING
SECURITY LIGHTS
19.1. All burglar bars, security gates and security screens, including
expandable and sliding products, and roller shutter systems, must be
mounted internal to the openings, which they secure, behind the glazing
of windows or sliding doors, and behind wooden doors.
Security gates that must be installed on the outside of front doors must
be approved by the LBHOA
19.2. Security lights may not cast direct light outside the erf upon which they
are situated.
20. WASHING LINES
20.1. Washing lines shall not exceed a height of 1,8m and must be allocated
in the drying/service yard area.
21. PAVING
Only the following material shall be permitted
1521.1. Smartstone paving in charcoal, grey with a “Weathered Sandstone”
finish.
21.2. Crushed shell (“Skulpiesgruis”) either aids loose or consolidated into
concrete sub base.
21.3. Local calcrete stone.
21.4. Timber sleepers.
21.5. Round stone pebbles loose or embedded in concrete.
21.6. Square slate, but no “crazy paving”.
21.7. Granite
21.8. Quarry tiles.
22. EXTERIOR COLOURS
22.1. All surfaces for painting must be properly prepared, particularly in the
case of metals, which must be galvanized to avoid rusting and
degreased to avoid paint flaking. Below is a table stipulating the
different applications of paint and the details of the paint to be applied;
Plastered exterior walls, chimneys, Plastered exterior walls, chimneys,
boundary walls and columns painted. boundary walls and columns painted
white
Timber windows sliding or casement Enamel White
doors other than the front door and
ventilators. Powder coated alumimium white
Garage doors, shutters, timber Enamel Colors and codes:
gates and balustrades per house ➢ Cornflower
in any of the following colors. ➢ Blue Jade
➢ Enamel
➢ Blonde Wood
➢ Night Fall
Powder coating Color and Codes:
Ferro – Vedoc Standard Hi-Q Colour
Chart
➢ Cornflower
➢ Gloss Turkish Blue
➢ Gloss Ash Grey
➢ Matt Light Beige
➢ Matt Azure Blue
Pergolas Natural tanalith or painted white.
Verandahs Chromadeck S-profile or equal roof
sheeting
Roofs in charcoal.
Calcrete stone Natural
23. POST BOXES
1623.1. No freestanding post boxes shall be permitted.
23.2. If required, post boxes constructed must be built flush into walls and per
paint the same color of the wall.
24. DRAINAGE
24.1. Sewerage disposal will be in the form of conservancy tanks until the
erven can couple to the sewer already installed.
24.2. Water and Electricity: Municipal supply is available. All cables etc will
be underground. Pre-paid meter.
24.3. First storey plumbing to be concealed in vertical ducting within the wall
plane of the building.
25. WIND GENERATORS
25.1. The developers of the type and the position of the installation shall
permit generators based on approval.
26. SOLAR HEATERS
26.1. Heaters shall be permitted on flat roof sections only based upon
approval of type and position of installation
26.2. Under no circumstances may solar heaters be installed at greater angle
than the roof pitch
26.3. Heaters may not be elevated above roof line.
26.4. Remote tank and solar panels must be used and combined tank and
panels on roofs are not permitted.
26.5. Any remote equipment must be located within the house structure, or
within service yards as described above.
27. TV AERIALS
27.1. No exposed television aerials shall be permitted. These must be
concealed in roof on inside of the buildings.
27.2. Only 1x small DSTV dish will be allowed per house.
28. TELEPHONE
28.1. All telephone and electrical cable reticulation on the property must be
underground
28.2. No overhead masts or wires are permitted
28.3. Small overhead wireless aerials will be permitted and located out of
site.
29. HOUSE NUMBERS
1729.1. House numbers may not be larger than 75 mm high and 60 mm wide.
30. AIR CONDITIONING
30.1. Air-conditioning condenser units must be located out of sight.
30.2. If installed against exterior walls at or below ground floor level, it must
not exceed a height of 1200mm above ground level.
30.3. They must be entirely screened by a brickwork wall of finish and color
matching the exterior wall to which it is attached.
30.4. No window mounted air conditioning units are to be permitted.
31. GAS CYLINDERS
31.1. Gas cylinders, refuse bins, compost piles and clothes lines must be
located within service yards.
31.2. Installation as per latest regulation.
32. LANDSCAPING
32.1. Owners are encouraged not to wall off their properties purely for the
sake of ownership, but rather to wall off only usable courtyard space.
32.2. Recommended grass types: buffalo or brakgrass (sprobolus
virginious). While indigenous vegetation is recommended, exotic
vegetation such as Bougainvilla, Vines etc will be permitted
32.3. It is recommended that owners use indigenous plants.
32.4. Non-invasive exotic plants may be used.
32.5. All declared invasive alien plants listed in the “Conservation of
Agricultural Resources Act, 1983”, (Act No. 43 of 1983) and subsequent
amendments to Act No. 43 of 1983 are not permitted within the Estate
and may not be cultivated in private gardens (See Addendum).
32.6. Any type of cactus or conifers is not permitted. (Indigenous succulents
are permitted).
33. MAINTENANCE
33.1. All gardens are required to be kept in a tidy state at all times.
33.2. And all erven upon which no structures have yet been built must be
kept clean.
18B. PLANNING RESTRICTIONS
1. COVERAGE
Total percentage area of site that is covered by buildings measured over
the outside walls and covered by roof shall be;
Group housing 60%
Single residential 50%
2. BUILDING LINES
Building lines delineate areas adjacent to the boundaries within which no
building or structure other than a boundary wall, a swimming pool or
garage may be erected shall be;
Group housing (as per scheme regulations provided by Local Authority)
Single residential.
Front boundary 4 500mm
Side boundaries 1 500mm
Back boundary 3 000mm
3. PARKING
Parking bay to be provided on erven.
Group housing. 1 parking bay
Single residential buildings. 2 bays
C. BUILDING PLAN SUBMISSION
1. GENERAL
191.1. Plans must be submitted to Home Owners Association’s
nominated architect as an electronic sketch plan and if approved
on this level, thereafter as a working drawing.
1.2. Plans will only be assessed once the scrutiny fee has been paid
to the Lampiesbaai HOA.
1.2.1. The nominated Architect will correspond with the designer and not the
owner of the plot.
1.2.2. Submissions that must be dealt with more than 2 times will be charged
directly to the owner/designer at a per hour rate as mentioned by the
South African Council for the Architectural Profession. Hourly fees will be
adjusted annually by the architectural practice.
1.2.3. Sketch plan drawings shall consist of a:
• Site plan,
• Floor layouts with dimensions of main forms and distances between
openings,
• Schedule of external finishes
• Elevations / 3D’s (if possible)
• Chimney design
• Copy of SACAP registration certificate.
1.3. The architects submitting plan for scrutiny shall prepare them as
being in compliance with the guidelines must certify their
submissions.
1.4. Scrutiny of plans will be in two stages.
1.5. At sketch plan stage submitted electronically, thereafter 4x hard
copies for final approval. 2 x colour & 2 x grayscale.
1.6. Drawings to be submitted to the local authority.
No plans may be submitted to the local authority for its approval
until certified as approved by the Home Owners Association’s
nominated architect.
1.7. Addendums to these guidelines may be issued by the Home
Owners Association from time to time, which will have to be read
in conjunction with these guidelines and be adhered to.
1.8. The cost of the scrutiny fee payable to the architect shall be as
stipulated by the Homeowners Association.
1.9. Building constructed not in terms of these guidelines and as
per the approved council drawings shall be altered by the
owners of such properties at their own cost and in a period
stipulated by the Homeowners Association.
1.10. The decision of the developer/home owners association and their
nominated architect shall be final and binding.
1.11. The nominated Architect appointed by the LBHOA at present is:
Mr. Arno Jansen van Vuuren Cell no 083 257 5146 E-Mail:
arno@p2group.co.za, info@p2group.co.za
1.12. The success of applying these principals and guidelines needs
the ongoing support and assistance of all home owners and their
professional teams up to final completion of the project.
202. INFORMATION REQUIRED ON PLANS
The following information must be indicated on plans being submitted for
scrutiny at both sketch design and at working drawing stage.
1. Counter base plan contours of 500mm indicated.
2. Permissible coverage and actual coverage as a percentage and in
terms of square meterage.
3. North point
4. Roof Plan
5. Floor Plans
6. Elevations and Sections
7. Position of driveway and paving of hard landscaping finishes.
8. Building line setbacks.
9. Drainage plan
10. Schedule of finishes
11. All boundary walls with heights.
12. Clotheslines, dustbin storage areas and other utility areas and their
screening must be indicated.
13. Chimney stacks detail.
SPECIAL NOTE
The developer reserves the right to make any changes to improve the general
aesthetics of the development in co-operation with the supervising architect.
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