The life above Design Considered - TOPCLIFFE
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TOPCLIFFE
T h e li f e a bo v e
Design Considered
ARCHITECTURAL GUIDELINES
TENNIS
COURTS
MOUNTAIN
COTTAGE
YOUR
GENTLEMAN’S SANCTUARY
ESTATE RESTAURANT
& SPA
MOUNTAIN
COTTAGE
MOUNTAIN
COTTAGE MOUNTAIN
COTTAGE MOUNTAIN
TOPCLIFFE
COTTAGE
MOUNTAIN
COTTAGE
TOPCLIFFE
MOUNTAIN
RETREAT
MOUNTAIN
COTTAGE
FACILITIES &
AMENITIES
PARKING
LANDSCAPING Materials & Planting
Nature CONSIDERED Design & Implementation By Keith Kirsten Renowned horticulturist, landscape designer and author of many excellent books on gardening in South Africa, Keith Kirsten has been intimately involved in the planning of the initial phase of Topcliffe. From the gatehouse /entrance area and up the roadway linking the various gentlemen’s estates to bridle paths and hiking trails. Keith will continue working his magic in tandem with the Client and Architects, expanding on this haven of peace and tranquillity on the upper slopes of the Helderberg Mountain in Somerset West. The primary focus is the creation of exceptional experiences along the road leading up the mountain using indigenous plantings interspersed with sculptural surprises, to delight and heighten the excitement of arrival at the Mountainside Restaurant. With its water features, planted roof and hedged terraces, celebrating the stunning views will be effortless. The Mountain Cottages below will have planted roofs, private landscaped courtyards, and rim-flow pools, surrounding indigenous rehabilitated Fynbos including further hiking and horse-riding trails. The existing residence at the lower south end of the estate will be rebuilt as a Clubhouse and Spa, keeping the notable trees, rolling lawns and palms as features in the decked cocktail terraces along with a long swimming pool. The existing gates and driveway will be enhanced, with a discreet parking area below. Internally, the double-height fully-glazed Conservatory over the Spa and Gym with indoor pools lends itself to indoor trees and ferns as it sits surrounded by forest.
A SYMBOL OF DISTINCTION Motivation & Inspiration
IDIOM, STELLENBOSCH | GRAN HOTEL FLORIDA HOTEL MIRAMAR BARCELONA | DELAIRE GRAFF ESTATE
TOPCLIFFE RETREAT Clubhouse - Restaurant - Spa - Pool
TOPCLIFFE RETREAT Promenade Foyer
TOPCLIFFE RETREAT - SITE PLAN Clubhouse - Restaurant - Spa - Pool
TOPCLIFFE RETREAT Lower Floor Plan
TOPCLIFFE RETREAT Upper Ground Floor Plan
RETREAT SPA
Your HEALTH, Your WEALTH,
Your HAPPINESSRETREAT SPA Floor Plan
ME TIME Health & Fitness
MOUNTAIN RESTAURANT & SPA
TYPICAL ONE BEDROOM MOUNTAIN COTTAGE
Inspiration for the Mountain Cottages
ONE BEDROOM TWO BEDROOM MOUNTAIN COTTAGE MOUNTAIN COTTAGE
ONE BED TWO BED
FAMILY
MOUNTAIN COTTAGE
FAMILY
MOUNTAIN
COTTAGEOverview 1. Introduction : Site Character The extensive private estate of Topcliffe lies at the very top of Parelvallei Road on the slopes of the Helderberg Mountains above Somerset West, in a heavily forested, steeply sloping area traversed by a ravine with a seasonal stream fed by a small waterfall on the Northern end. 2. Proposed Development The site is very secluded, being hidden in the forest, and only six single residential sites have been allocated, varying in size from 6,594m2 to 27, 029 m2, accessible by a private road. The entire development is controlled and monitored via the gate-house. Within each individual site an area has been identified and surveyed for development (these vary in size from 1,229 m2 to 1,873 m2). Besides an access driveway leading from the private road the development area will be the only part of each property that can be built on and developed for single family homes, outbuildings, stables, motor court, swimming pools, ponds, courtyards, terraces, gardens, walling and fences. The balance of each property is treated as common open space for access by the six property owners and their families and guests for walking, cycling or horse riding. The purpose of this architectural design document is to inform owners and their architects and designers of the building and landscaping requirements for the estate, also to provide information regarding the procedure to be followed in order to obtain the necessary approval of the Topcliffe Homeowners Association (THOA) for all buildings and structures to be erected on each development area, and any alterations and / or additions thereto. While this design manual allows for a fairly broad range of choice. The vision of Topcliffe as a secluded, discreet, holistic development celebrating the natural environment must be strictly maintained by the THOA and all owners must buy into this vision. Dwellings should be contextually sympathetic to the topography and natural hues of the environment and not stand out as loud, pompous foreign interventions in this beautiful terrain. Buildings should be seen as a series of forms that grow out of the topography and nestle in the trees. To this end external materials and finishes, as well as colours are strictly controlled, as are the types of screen fencing permitted. A Homeowners Association has been formed to ensure the sensitive rehabilitation of indigenous planting, control the traversing by means of pathways and maintain the clearance of the ravine and stream area from alien vegetation. Although portions of the existing forest will be cleared to make way for development of the area and roadways, the existing “Tree Canopy” elsewhere is not to be removed, merely controlled so as to not spread, and gradually thinned out.
3. Architectural Character
The Character of the proposed development is to be controlled by an Architectural Committee to be established by the Topcliffe
Homeowners Association. The guidelines to be followed by the Architectural Committee are to be based on a broad set of indicators
designed to minimise visual impact, relate to the existing environment, and provide a set of controls which encourage a site-sensitive
design approach.
The committee will consist of an architect appointed by the developer, they will judge all proposals to lead and advise architects who
may represent their clients. All buildings must be designed by a registered architect. The structure must be designed by a registered
structural engineer. The landscaping must be designed by a registered landscape designer. Building and landscape contractors will be
chosen for their professionalism and proven ability. A fee will be charged for scrutiny and approval of all plans and any alterations, plus
any additions that may be required.
It must be noted that the size of the proposed subdivided erven means that the houses will be sufficiently far enough apart so as not
to have a direct relationship to each other. A village effect is in this case not achievable, therefore to lay down a specific “Style” is
unnecessary and limiting. However a cohesive design approach within each development area is essential.
The detailed design guidelines provide a palate of materials and colours deemed to be suitable. For example, walls should be earth
toned, and the use of natural stone and timber is encouraged. Roofs are to be limited to graphite grey Rheinzink, or waterproofed flat
concrete roofs with dark grey granite crusher stone overlay, while “Living” planted roofs are also encouraged. Overhangs, verandas,
deep reveals and pergolas should be used to create shadow effects and minimise sun reflection on glass, Reflective, mirrored or grey
tinted glass will be permitted.
The sites, being very steep, allow for three loose architectural design approaches:
• TREADING LIGHTLY with floors suspended above the ground on columns (appearing to float) and with minimum cut and fill
• RETAINING WALLS & PLATFORMS with floors on raised filled areas and / or cut into the hillside, employing reinforced
retaining walls
• NESTLING & GREEN with structures cut into the hillside employing planted roof and skylights, with green technology, appearing
almost invisible
The proposed gatehouse design is intended as both an introduction to what lies ahead and a sensitive rural interface to the adjacent
farmlands to the East, across the road.
4. Approval Process
Sketch plans indicating the layout, structure and envisaged materials must be submitted to the Architectural Committee for review and
comment / guidance before detailed plans are drawn up. The council submission drawings will be required to be submitted for final
approval and stamping / signing off by the THOA prior to submitting to council.Development - HOW TO BUILD
5.1. Building Lines
There are no building lines, however, all buildings and fencing / walling to be contained within the development area in an irregular
/ stepped manner (i.e. the straight outlines of the development area are not to be slavishly followed be being fenced or walled off).
Walling of the development area is limited to 30% of the perimeter (the balance being fenced as per guidelines).
5.2. Height Restrictions
• Two Storeys with maximum overall height from base level to apex of roof 11m (height definition in terms of Cape Town
zoning scheme)
• Each owner must acquire a Land Surveyors Diagram and Report prior to the design commencement and this must consist of
0.5m contours, show all existing trees, protruding rock formations and clearly demarcate the development area, access driveway
to suitable slope for vehicles and indicate services connections. This document must accompany the design submissions and
will be used t control the height constraint
5.3. Footprint & Floor Space
Maximum coverage of the development area is 40%. Open terraces, pergolas and walled courtyards do not constitute “coverage”.
Bulk is limited to 0.8 of the development area of each erf. Open balconies do not constitute bulk.
5.4. Pergolas, Awnings & Verandas
To go with the earthy ambience it is recommended that pergolas are of timber (unpainted, oiled or stained). Steel / iron pergolas are
permissible if painted charcoal grey or black. Any awnings, outdoor umbrellas etc. should be natural canvas (cream). No stripes or bright
colours will be permitted. No shade-cloth will be permitted.
Pergolas and verandas are to relate to, and be integrated with the architecture, they must not be alien (such as “Brookie Lace”,
corrugated iron lean-to’s etc.).
Roofs to match that of the house (either natural / oiled / Stained timber or charcoal / bronze painted galvanised steel). Support posts to
relate to the architecture:
• Natural stone piers minimum 340 x 340 mm
• Plastered masonry piers to match wall colour of house
• Double or single timber / steel posts minimum size 100 x 100 mm (to match windows / doors of house)5.5. Doors, Windows & Frames
Unpainted (stained, oiled, sealed) wood, powder coated aluminium in charcoal grey, black or bronze. Shutters are encouraged in wood
(unpainted, oiled, stained) or powder coated aluminium as for windows. Screening devices in Corton Steel.
WINDOWS
• Large-pane fixed, horizontal sliding, vertical sliding or top-hung windows are allowed
• Clerestorey (high-level) windows are permitted to light volumes
• External burglar bars are not permitted. If bars are deemed essential, Lexan Clear Perspex Bars are suggested or wrought iron
burglar bars, internally mounted
• Dormer windows are not permitted
• Only one window frame colour per house will be allowed
• Glass standards to conform to National Building Regulations and XA calculations for energy saving
• No arched windows are permissible
DOORS
• External doors may be solid timber (no fancy carved doors are permissible), vertical or horizontal boards
• External doors may be timber or powder-coated aluminium in charcoal grey, black or bronze, but not to have mullions
(cottage panes)
• Horizontal sliding timber or powder-coated aluminium doors are encouraged (glazing as per National Building Regulations
and XA Calculations)
• No arched doors are permissible
GARAGE DOORS
• Solid timber or pre-painted steel (to match door and window frames) sectional fold up
• Horizontal slats encouraged (ornate panelled doors are not permissible)
• Garage doors may be single or double (but not a single next to a double)
• Garage doors may be powder-coated aluminium with frosted glass in a grid pattern
• No arched doors or arched windows within the doors are permissible5.6. Retaining Structures
Although cut and fill may be unavoidable due to the terrain, this should be sympathetic to the contours, and be stepped so that retaining
structures are maximum 1.5m above or below surveyed ground level, with a maximum of 750 mm between steps (planted).
Retaining structures may be one of the following:
• Dry-packed natural stone or dry-packed effect natural stone cladding
• Unpainted timber hardwood sleepers, tanalith-treated poles / slats
• Off-shutter reinforced concrete, unplastered and unpainted
• Plastered and painted waterproofed masonry to match the house
• Facebrick with flush joints to match the house
• Corten Steel or Rheinzink (if used on house)
• No retaining structures are permitted to protrude beyond the allocated surveyed development area
5.7. Balconies & Roofed Terraces
• Balcony roofs must be in character with that of the main house and may be an extension of the major plan forms roof
• Balcony supports follow the specification for the supports of verandas and pergolas
• Balconies, if roofed must follow the specification of the roofing of verandas and pergolas. A balcony roof may, however also be an
extension of the roof major plan form
• Balustrade to balconies / terraces will conform to the National Building Regulations
• Balcony screen walls – balconies should be screened at sides to prevent overlooking. This may be done with the use of a timber
lattice or screen to 1.8m above the ffl of the balcony
• Floor finishes as for terraces
5.8. External Floors
Balau or similar timber decking, terracotta tiles, natural stone, brick, granite or polished concrete. Must be appropriate to the
architecture. Glazed or ceramic porcelain tiles.
5.9. External Light Fittings
Appropriate lanterns; discreet down-lights, up-lights, bollards. Garden spotlights to up-light trees. Floodlights and street lamps are not
permissible. All light bulbs to be LED.5.10. Boundary, Retaining & Yard Walls
Within the Development Area – Part A
Maximum permissible height 2.4m (3m if retaining). Maximum permissible length without stepping 9.0m. All yards must be
walled (2.4m high).
Materials to be earth-toned. The use of off-shutter concrete and natural local stone is encouraged. The intention is to minimise
boundary walls, thereby create a more rural setting as opposed to a traditional urban one.
Boundary walls must be completed on both sides to minimum allowed specifications. Side / common boundary walls – a natural stone
wall, or masonry wall, plastered an painted on both sides to be the same specifications as the house. May be constructed on the side
common boundary.
5.11. Boundary, Retaining & Yard Walls
Within the Development Area – Part B
Boundary walls must be constructed to a maximum height of 2.1m above natural ground level. A simple dark green metal fence,
painted “Plascon Inspired Jungle Adventure G3-E1-1” may be used to a maximum height of 1.2m on the side / common boundaries.
Masonry walls must be set back a minimum of 3.0m from the open space boundary and must (a) Return to the main building, or (b) when
projecting past the building form be articulated with a pier.
On a sloping site the masonry / stone walls will follow the natural ground contours. The Association may approve stepped walls an
fences. No additional walls or fences, other than the security fence created by the developer will be allowed on any erf boundary that
forms part of the cadastral boundary on Topcliffe. Common open space boundary walls - a 1.2m high simple dark green metal fence,
painted “Plascon Inspired Jungle Adventure G3-E1-1”. Metal fences may only be used to enclose the open space boundary. Stone /
masonry walls must have piers at gate openings and the piers will have the minimum dimensions of 340 x 340 mm and will match the
height of the wall in which they occur.
Fences not permitted include: Vibracrete Fencing, Timber Fences and Facebrick. All fencing must be painted dark green “Plascon
Inspired Jungle Adventure G3-E1-1”.
Gates in boundary wall: Pedestrian gates will be constructed from either: (a) solid timber, natural or painted – Vertical or horizontal
panelled; (b) powder coated / painted metal vertical rail. Note: Gates will match the wall / fence heigh they occur in. All vehicular gates
will be subject to scrutiny by the THOA.5.12. Fencing – Within the Development Area
Fencing is not encouraged but because of children, dogs and horses, it may be necessary. In these cases palisade fencing, maximum
1.8m high, painted dark green “Plascon Inspired Jungle Adventure G3-E1-1” to THOA for approval is permissible in paddocks or
rectangular terraced areas. Fencing is not permitted to follow the outline of the development area. Log-paddock-fencing is also
permissible or “latte” fencing too, but only in tanalith-treated gumpoles (not painted). No barbed wire or razor wire or visible alarm wires
will be permitted.
The entire development will be secured by means of steel palisade fencing (not walling) at +- 2.4m high in dark green “Plascon Inspired
Jungle Adventure G3-E1-1”, by the developer and painted on both sides to be the same specifications as the house. May be constructed
on the side common boundary.
5.13. Access & Driveway Roads
The access road will be done in “Autumn Mix” natural clay brick herringbone paver’s, with tilted brick on the edge verges (mountable
kerbing). Road width to be 5.5m.
Driveways to be as above but 3.5m wide and no need for tilted edges. Driveways in exposed aggregate “Worcesterstone”concrete or
“Sandstone” concrete cobbles or grass blocks would also be acceptable.
5.14. Balustrades
1.0m high off-shutter concrete plastered, brick or stone walls (all to match house walls), or dark grey / black painted simple wrought-iron.
Tinted grey or clear glass, stainless steel and cables, or dark grey / black powder-coated aluminium balustrading externally is acceptable.
5.15. Plumbing
All to be concealed in shafts.
5.16. Solar Heating
Panels to be positioned on flat roofs & concealed by parapet walls. No visible water tanks, cylinders or piping will be permitted. Flat PV
panels may be positioned flush on pitch roofs.5.17. Construction
• Construction activity will only be permitted on weekdays between 07h30 and 17h30, and Saturdays form 08h00 to 13h00. No building
activity whatsoever will be permitted on Sundays and public holidays and the SAPOA-regulated annual builders break
• No construction will be permitted without THOA and council-approved plans
• Each contractor must remove all rubble regularly and take care not to mess on the private road or cause blockages or impediments
to neighbours access
• Site toilets and site offices / stores are to be provided and kept neat and clean at all times
• Only the identified development area and driveway may be used for building materials (delivery and storage) and these areas must
be temporarily fenced to prevent any use of common space by builders
5.18. Insurance
The contractors must provide evidence of insurance to protect the developer against any risks whatsoever.
5.19. Walls
• Walls of dwellings, retaining walls and outbuildings are encouraged in off-shutter concrete; local natural stone cladding (dry-pack
effect); weathered timber (e.g. Balau) cladding; Corobrik Costantia Travertine (or Old Cape Red Satin) with flush cement mortar joints
(not painted); Rheinzink Grey Graphite cladding
• If exterior walls are plastered and painted: Only bagged, smooth or vertical brushed plaster is permissible and pain colours are as
follows:
Plascon, Dulux, Earthcote, Midas Equivalents:
Greys: Essential Collection EWA 72 / Tibetan Cloak 65 / Rhine Castle 54 / Paris Paving 53 / Crete Shore 53 / Phantom Strip 60
Browns: Zanzibar 70 / Auberg 66 / Black Bean 71 / Sombrero 24 / Trade Winds 30
No light or white finishes will be permitted.5.20. Roofs
• Flat waterproofed concrete with min. 50 mm thick washed stone chip surface (local granite or sandstone crusher stone) or tiled /
paved as per external surfaces, or polished concrete
• Flat waterproofed concrete with indigenous sustainable planting by landscaping specialist (sedums, wild grasses, restios, ground
covers, fynbos)
• Waterproofing membrane with dark grey finish on lightweight flat roof structure (timber or steel)
• Rheinzink roof sheeting and / or façade cladding in Graphite Grey weathering zink standing seam
Notes: Visible gutters: To be charcoal powder-coated aluminium, concrete off-shutter square channels or Rhienzink graphite grey. Visible
downpipes to be charcoal powder-coated aluminium, Rheinzink graphite grey or heavy chains
• Roof pitches may vary to a maximum of 17º pitch
• Roof overhangs may vary according to the architectural intent and requirements
• Double pitched roofs may not be used in conjunction with monopitch roofs
• Lean-to roofs may be attached to double pitched roofs and are to have a pitch between 5º and 10º
• Gables may not be used in conjunction with hipped roofs
5.21. Residential Forms
Due to the nature of the terrain and the object of creating courtyards and outdoor “rooms” within the development platform, it is
envisaged that each residential complex will compromise of a grouping of major and minor forms linked by various methods (covered
walkways, verandas, yard walls etc.).
No proposal consisting of a monolithic double storey structure (even with attached minor elements) will be considered for approval.
The aim should be to relate indoors to outdoors, to blur the boundaries to quietly inhabit the forest setting.
5.22. Swimming Pools
• NCLOSURES – Swimming pool fences and gates will comply with National Building Regulations and with Section 5.10 “Boundary
E
Walls and Fences” and may only be painted dark green “Plascon Inspired Jungle Adventure G3-E1-1”
• DRAINAGE – Swimming pools must be pumped into the common sewerage system. They may never be drained into the landscape
• POOL DECKS – Natural timber will be allowed. Pool Decks may not be above 1.0m natural ground level
• SWIMMING POOL PUMPS – Pool filtration systems and pumps must be screened with either a natural stone wall or a masonry wall
to match the walls of the main house5.23. Construction
Conservatories with glazed roof panels will be allowed if they are surrounded by a major built form on at least two sides. Typically single
panel glazing systems with a roof pitch to match major house form and a clesestory will only be permitted. Mullion must match the
window frames of the house.
5.24. Parking, Driveway & Carports
• ARKING – Every erf must provide off-street parking for at least two cars in addition to garaging. The surfacing material for parking
P
areas may be aggregate, exposed concrete or brick paving as used in the roads of the estate, or constructed from cement stabilised
with laterite
• RIVEWAYS – Will be a maximum of 6.0m wide at the road reserve. Where a driveway of width more that 6.0m is required, the
D
driveway surface area must be split by a planting strip of at least one metre. The surfacing material for driveways must be aggregate
exposed concrete or brick paving as used in the roads of the estate or constructed from cement stabilised with laterite
• ARPORTS – Single or double carports will be permitted and will be either fully detached or attached to the garage. Carports will
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match the roof of the garage and main house. The supporting posts and roof of the carport will follow the same specifications as for
verandas and pergolas
5.25. Outbuildings
Provision has been made to accommodate outbuildings. The footprint of the outbuildings will be counted in the maximum allowable
footprint. Outbuildings will be subjected to the same criteria as the main building or garage, whichever is relevant.
5.26. Services
• ATELLITE DISHES & TV AERIALS – Satellite dishes, TV Aerials and other Aerials are allowed but must be inconspicuous. No other
S
aerials are allowed on the estate. Colours must match the colour materials used in the building element to which they are attached.
• IR-CONDITIONING – Condenser units to be installed at ground level and screened within a 1.2m high natural stone wall. Window
A
mounted units will not be permitted.
• SERVICE PIPES – Sewer and vent pipes are to be connected in vertical ducting within the wall plane of the building
• HOUSE NUMBERS & SIGNAGE – Refer to the Landscaping Guidelines
• RAINWATER TANKS – Collection of rainwater in tanks will be permitted. The type, size and sitting of all rainwater tanks will be
subjected to the scrutiny of the THOA
• LOTHES LINES & REFUSE BINS – Must be screened by a 1.8m wall or concealed within a service court. Walls to be either natural
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stone or plastered masonry to match the main house5.27. Building Plan Submissions
All proposals will be subject to scrutiny and approval by the
Association. The following information must be indicated on
the plans being submitted for scrutiny at both sketch design
and verified at working drawing stage:
• Contour base plan with contours indicated at 500 mm
intervals.
• Permissible coverage and actual coverage as a percentage
and in terms of square meterage
• North sign
• Roof plan
• Floor plan
• Elevations and sections
• Position of driveway and hard landscaping finishes
• Soft landscaping layout that includes plant species
• Building line setbacks
• Drainage plan
• Location of retaining structures
• Schedule of finishes
• Position of external lights
• Braai elevationsIlex Mitis Brabejum Stellatifolium Dicksonia Antarctica
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