SECTION A - NYLSOOG MASTER PLAN - AN OVERVIEW
INTRODUCTION
1. Nylsoog Bosveld Landgoed is a unique wildlife eco estate, a residential and nature conservation development in magnificent bushveld surroundings. This demands a “design with nature” approach from all who value and cherish the privilege of owning a piece of this estate. It introduces the exciting concept of the real ‘wildlife-eco-estate’, a lifestyle designed to help residents reconnect with nature. This estate has been carefully designed to offer its owners wide-open spaces, enabling wildlife to roam freely throughout the estate. A true ‘green’ approach to development.
2. Architect Office has been appointed as the controlling architects to develop architectural and control guidelines to guide the project aesthetics and quality. The Nylsoog Bosveld Landgoed Central and Village Body Corporate makes it incumbent on all owners to obtain the controlling architect’s approval before commencement of building and before making any significant changes to the external appearance of buildings, landscaping and external features. The controlling architect shall at all times balance the project and individual owner’s requirements with the environment.
3. These architectural guidelines allow for individuality within a specific character and style, which is to be achieved in harmony with the environment. The spirit of the architectural guidelines is not intended to restrict but to enhance the coherence of the development and serve as a protective mechanism. The building envelope system, development densities, limited footprint size and controlled building detail and colour in the natural environment ensures the maintenance of the dominant natural landscape integrity.
4. The developer in collaboration with the controlling architect reserves the right to make additions or alterations to these guidelines, which in their opinion, are necessary to create and guide the development in the architectural style and character that is envisaged for the entire development.
BACKDROP
5. Nylsoog Bosveld Landgoed will create a high quality community within a magnificent natural fauna and flora landscape. The development will offer a balance between natural ecosystems, natural wildlife and a residential development. The master plan for Nylsoog strives to cluster residential home sites leaving generous open spaces to form the framework of the estate.
6. Design objectives, which guide the development’s master plan, are:
Creation of a cohesive theme.
Creation of a sense of place.
Provision of a quality environment within the nature estate.
Retention of inherent site features.
A clear sense of uniqueness within the local context.
Provision of comfortable and pleasing outdoor environments.
A sustainable design philosophy.
A green orientation and philosophy
REGIONAL CONTEXT
7. Nylsoog Bosveld Landgoed is located in South Africa’s Limpopo Province. The property on 1500 hectares and is located 20km from Bela-Bela of the R101 towards Nylstroom. The property is dominated by lush grassvelds, thick bushveld and valleys set behind picturesque hills with game roaming freely in the estate and completing the bushveld experience.
DEVELOPMENT MASTER PLAN
8. The design approach to the master plan is to preserve the inherent beauty of the site and create a nature estate distinctive to a development of this nature in a typical African Environment. The master plan contains a range of elements that have been arranged to develop a dynamic and inspiring estate plan. The following paragraphs outline these elements and their inter relationship:
8.1 Nylsoog Bosveld Landgoed has well-defined entrance gates serving (north and south) as security control centres. The architectural style developed for the project is defined as African contemporary. It strives to display a mix of architectural styles with a modern idiom. Traditional values and modern technology may be a appropriate credo.
8.2 The commercial and recreational areas with a distinctive architectural style will be strategically located to create an important social hub in the total development. These areas will serve the village residents and their guests
8.3 The main and village roads will be maintained and provide the residence
access to the estate. The emphasis will
however be the experience of nature rather
than to be a spectator of nature. Nature trails, picnic spots, lookouts and game
trails will encourage the ‘get closer” orientation.
DEFINITION OF AFRICAN CONTEMPORARY
9. The architectural theme for Nylsoog was derived from a mix of South African and African styles own to our wonderful continent. Only one storey buildings will be allowed using building materials such natural stone plinths with timber and reeded walkways, characterize this. Roofs forms are simple with either flat or mono pitched to accommodate sustainable, integrated technologies such as solar water heaters.
10. The combination of wall materials gives diversity to the architectural style and is most suitable where site levels changes occur. The use of local natural stone for plinths creates a timeless and African appearance. The creation of character and culture is linked to the living space itself.
THE USE OF COLOURS
11. Colours are a primary element of the African contemporary style. Generally the colour palette should be warm earthy colours that respond to the surrounding grass-fields and stony hills.
12. Earthy colours will create a rich palette in combination with natural
stone plinths and tiles roofs or appropriate approved
materials.
13. While the base palette is derived from the surroundings and will develop the overall buildings, the accent colours are derived from the rich yellows, brown, reds, greens and orange colours of the grass-fields and indigenous plants.
14. Key colours for buildings are the following:
• Earthy sand colours;
• Accent colours, rich yellow, reds, rusty orange colours;
• Opaque paints and semi-transparent stains are encouraged;
• Natural timber stains;
• All colours and deviations from the general theme will have to be approved by the committee (as appointed by the seller from time to time)
RESIDENTIAL CHARACTER
15. Nylsoog Bosveld Landgoed is ideally sited to respond positively to the surrounding landscape, open space and views within its low-density spread and is responsive to the natural environment and will create a pleasing African contemporary architecture within the estate environment with a well-developed system of roadways, hiking trails, horse trails and open space systems.
16. Design objectives include the following:
No horizon breaking will be permitted to allow the dwellings to melt into the landscape.
Dwellings has to be ‘camouflaged’ into the natural landscape;
Development of courtyards and patio;
Indoor gardens only for wind protection and sunlight;
No fencing is permitted;
Creation of a soft transition between residential stands and grasslands;
Houses conform to site contours and embrace the landscape;
Residential stands have minimum impact on the open space areas;
Residential roadways are 5m wide;
BUILDING ELEMENTS
17. The desired variety of building facades is achievable from different combinations of similar materials and colour, articulated by mass scale roof forms to accentuate the design elements. The primary materials are plaster, natural stone, timber and glass.
18. Key design elements are:
Vertical accents
Simple forms
Articulation of roof planes
Projection and recesses in facades for depth.
Building height of buildings may only be one storey with long overhangs.
In a predominantly natural open landscape, no boundary walls will be permitted to achieve the overall open space theme.
THE GREEN APPROACH
19. Nylsoog Bosveld Landgoed wants to be known for its modern ‘green’ approach to living in nature. It means a nature-was-here-first point of departure and will-remain-when-I-am-gone. This applies to the materials we use; the energy we utilize; the water we use, store, recycle and release; the way we enjoy ourselves; the love for the Creator and the Planet we live on......All these are fingers in the same hand that we work with. Once you understand it and are committed to it you become a solemate of the Estate not a resident.
THE VILLAGES
20. The geographical and geological variety on the estate created opportunities to cluster portions of land into nature villages or neighbourhoods. So will Rivierplaas be a nature village with smaller neighbourhoods like Nylsvallei, Mooikloof, Boekenhout etc. The other villages will be Bergplaas, Sangiro, Oudewerf and Helderfontein. Each of these village cultures will translate different into its natural being and needed nature experience. That is what we envisaged from the beginning. The architectural guidelines need to do justice to that translation.
SECTION B – ARCHITECTURAL AND DEVELOPMENT GUIDELINES
ORIENTATION
1. To ensure that the natural beauty of the surroundings and conflicting architectural styles do not clash with one another, the developers have adopted a set of architectural and landscape guidelines. These guidelines will assist in establishing a unique development, which is sympathetic with the natural character of the site and is not in conflict with the investment value of the project. For this reason, the underlying principles of African Contemporary Architecture with specific reference to the context and the climate of the area were researched. To be green is excellent! It reflect value and respect.
2. The findings from this research are incorporated into design guidelines and mandatory requirements for development – known as the ‘Architectural and Development Guidelines’. The decision as to what is considered acceptable within the framework of the architectural concept is initially delegated to the Design Review Committee (DRC) to be constituted. The committee will be required to administer and apply the Development Guidelines and, in particular, to examine and approve, with or without amendments, building plans, specifications and schedules of finishes of buildings to be erected on portions in the development. The objective is to ensure that uniformity of design, standards and quality of building is maintained in accordance with the architectural concept of the development for the benefit of all the owners. The proceedings, the conduct and the voting power of the members of the committee shall be in accordance with the rules prescribed by the developer and enforced by the Body Corporate. In the event of the committee failing to reach a decision on any matter the decision of the Developer shall be final and binding on the committee. Upon the completion of all buildings and improvements in the scheme the Body Corporate will assume and take over all the functions of the DRC.
3. The DRC reserve the right to request such changes in design that may be needed in their opinion to preserve the style of architecture. Any other styles of architecture will not be considered. Only buildings designed within the framework of the architectural style described and illustrated in this design manual may be erected in Nylsoog. The internal design and character of the homes is not restricted.
4. The design criteria set out herein are in addition to the Municipal building regulations. The developers, Body Corporate and the DRC reserve the right to alter or amend the design manual, as they may consider necessary to retain the architectural style and integrity of Nylsoog.
5. This document shall form an integral part of the Agreement of Sale, which purchasers of portions in the development will be required to sign and will likewise be adopted and incorporated into rules of the Body Corporate of which all owners will become members on transfer of the portion into their name. To ensure correct technical interpretation of words used in this manual a set of definitions is attached for clarification (See Section D).
THE SITE
6. To further assist and clarify the site details, an individual portion
diagram showing site contours, stand size; building lines
and access will be provided
to each property owner.
6.1 CONTOURS
6.1.1 The 1-meter contours shown on each portion diagram is indicative by nature
and based on the scale of the
entire Village. Owners are advised to
supply Phase 2 Geotechnical report for foundations.
6.2 HEIGHT RESTRICTION AND VIEWS
6.2.1 Although no views can be guaranteed, the intention is to provide view corridors
across the development
site. This process must be facilitated in the following way:
Buildings must step down with contours and based on a maximum height of 4.5 m measured at the average height of the site.
Large roofs must be broken down to provide more fragmented mass development guidelines.
6.3 BUILDING LINES AND ACCESS
The following building lines will apply:
6.3.1 TYPICAL STREET BOUNDARY:
5m measures from the property line.
6.3.2 SIDE BOUNDARIES:
Buildings to be located 2m from any side boundary for single storey
For screen walls this may be reduced to nil provided the wall does not exceed 30% of the length of the boundary wall and the wall forms an integral part of the building design.
The owner is to maintain the natural grassland on his/her portion and provide a sprinkler system on the edge of the portion for fire prevention.
6.3.3 OPEN SPACE BOUNDARY:
6m from the property line for buildings, patios, walls and pools. This 6m zone is an intplotace zone and must be used to integrate the property into the landscape.
6.3.4 GARAGES:
Typically the 5m rules will apply. This line may be reduced to 3m provided that the garage entrance is turned to face the inside of the property to allow for parking off-site. Relaxation of this building line is subject to Council and DRC approval and the garages may not contain a second level.
6.3.5 The portion diagram to be provided indicates the building lines, servitudes and extent to which the building may be located on the property.
6.3.6 All buildings are to be located within the building lines demarcated on
the individual portion diagram
(see layout). The DRC will however consider each application
on merit for the sitting of buildings on lateral boundaries. Prior development on
adjacent portions must be considered in placing the house on the site. Final approval
must be obtained from the DRC on the site development plan prior to submission to
local council.
6.3.7 Vehicular access to the site may be taken at one point only, and where this is indicated on the site diagram only at the specific point indicated.
LAND USE AND COVERAGE
7. Only one residence per portion will be allowed with the exception of staff accommodation or a granny flat.
7.1 OUTBUILDINGS
7.1.1 Outbuildings comprising of staff quarters and garages may be constructed subject to the coverage restriction for the specific portion.
7.1.2 Outbuildings may only be single storey.
7.2 COVERAGE
7.2.1 The maximum building coverage on the portion is 1000sqm (including covered patios, outbuildings and gazebos, but excluding open patios, pools etc).
7.2.2 The Minimum building coverage on the portion is 200sqm (excluding garages, staff quarters and covered patios)
LANDSCAPE
8. The African contemporary architecture is to be set in an attractive landscape environment with a strong hierarchy of roadways, trails, greenbelt preserves and open spaces. Zones are required between the buildings and the street as well as that of the building to the natural environment. These zones act as a substitute for fences. In order to create the desired continuity, only indigenous plants will be allowed to contribute towards the overall theme. A list to be provided for approval by the environmental official. A landscape plan must however be submitted for approval.
8.1 SITE CLEARING
8.1.1 Trees and all indigenous shrubs should be retained where possible, but all of the invader species are to be eradicated by the property owner.
8.2 TREE FELLING
8.2.1 No trees having a stem diameter greater than 100 mm, or designated to be preserved will be permitted to be removed without the written consent of the DRC.
8.2.2 Any such trees or indigenous shrubs, which are removed from a portion without authority, must be replaced with a like indigenous specimen at the portion owner’s cost. Penalties are applicable.
8.3 LANDSCAPE FEATURES
8.3.1 Walls must be of an approved type and closely integrated with other landscape features such as pergolas, arcades and patios. They are to provide support and comfort for a wide variety of shrubs and vines.
8.3.2 Pergolas, screen walls and other landscape features must be submitted for approval.
8.3.3 Buildings or walls located in close proximity to the edge of the property and entries to residential villages create strong visual statements regarding the community’s quality and character. Colour statements in these zones are of the utmost importance to ensure a compatible blending of architecture with the surrounding environment.
BUILDING FORM
9. HEIGHT
9.1 No building shall exceed one storey in height above natural ground level at any point of the site.
9.2 The height of the building shall not exceed 4.5m above the final site level. This level may not be higher than the original site level measured at any point of the site.
10. LEVELS
10.1 No building may be placed on columns, piers, or similar elements.
10.2 To ensure integration into the landscape, building layouts must respond to the contours of the site and where possible step down the contours.
11. PRIVACY AND OVERLOOKING
11.1 During the plan approval process architects must demonstrate that they
have considered the privacy of adjoining
property owners by addressing overlooking
issues.
ARCHITECTURE, STYLE AND CHARACTER
12. The proposed African Contemporary Architectural style for Nylsoog Wildlife
Eco Estate is intended to consolidate the
architectural variations into an overall
consistent image for the estate, while allowing for a variety of expressions.
13. The common language consists of the following:
A limited and sympathetic colour range with subtle variations for each dwelling.
Use of a compatible range of building materials.
Similarity in fenestration and architectural style.
Consistency in the approach to roof forms.
Integration of the building into the landscape.
Use of stone for feature walls or building bases with wood-float stucco plaster rendering above.
Response to climate and context.
USE OF COLOUR
14. Colour is intended to act as a primary theme conveying element and reflecting the African Contemporary style of Nylsoog.
14.1 A colour board must be submitted for approval during the plan submission process.
14.2 A sample colour application must be approved prior to commencement of work.
CONSTRUCTION AND MATERIALS
15. ROOFS
15.1 Pitched roofs shall be between 26 and 35 degrees.
15.2 Flat roofs will be permitted.
15.3 Variation in roof slopes will be allowed.
15.4 For roof materials see section C
16. EXTERNAL WALLS (Courtyard only)
16.1 Walls form an integral part of the architectural form of the Contemporary African architecture style. The walls may be opaque for privacy or plotorated to allow for air movement and light. The materials to be used are plaster, trimmed & local stone. Surfaces are simple, broken occasionally by columns, pilasters, entry gates and gates.
16.2 All external walls shall compliment the character of the main building and the building materials to be used.
17. FENESTRATION, DOORS AND LOUVERS
17.1 Windows should preferably be natural hardwood and may be painted. Alternatively powder-coated Aluminium may be utilised. Colours to be approved.
18. SOIL AND WASTE PIPES
18.1 All soil and waste pipes shall be concealed.
19. GUTTERS AND DOWN PIPES
19.1 No gutters or down pipes will be allowed.
20. ROOF LIGHTS, SOLAR PANELS AND DORMERS
20.1 Roof lights, as a pose to skylights should be used. If skylights used, they must not be visible.
20.2 Solar panels must be concealed and integrated into the design and not visible from the adjoining properties.
21. BALUSTRADES AND BALCONIES
21.1 A variety of balustrades to verandas will be accepted but must be approved by the DRC.
22. COLOUR SCHEMES
22.1 Colours to be used must be according to one of the three approved colour schemes or variations.
22.2 The proportions of all windows are to be such that there is either a square or approved rectangular proportions for punctuation. Large glass areas may be subdivided in a variety of ways with either horizontal or vertical expressions. Cottage pane windows must be square if used.
22.3 Win blocks will not be permitted.
22.4 Garage doors may be single or double horizontal panels and may be either wood or powder coated Aluminium to approved colour. No white doors will be allowed.
22.5 Large window openings must be recessed where possible to provide both shelter and differentiation of volumes.
22.6 External burglar bars will not be permitted.
22.7 Boarded or louvered timber shutters are recommended. Shutters are to be painted or treated with recommended wood preservatives.
23. CHIMNEYS
23.1 A tapered chimney mass is recommended, but a variety of expressions will be considered provided that the chimney cowl projection is of a consistent approved type.
24. PERGOLAS, CANOPIES AND CARPORTS
24.1 A variety of columns in steel or timber will be permitted. No pergolas
may be covered with any corrugated sheet
material, either opaque or translucent.
Pergola timbers must be stained or painted as per approved specifications.
25. COLUMNS
25.1 Only simple contemporary columns may be used. No classical columns will be allowed.
26. SITE USE
26.1 TRAILERS
See Mandatory controls.
26.2 LIGHTING AND SIGNS
No illuminated signs will be permitted. No lettering on house name signs to be greater that 300mm. All signs other than house names to be submitted to the DRC for approval.
27. LAUNDRY, REFUSE AND GAS
27.1 Laundry drying areas and refuse bins must be completely enclosed, with walls, which must complement the character of the house. The walls must be high enough to provide the necessary screening.
28. TELEVISION AERIALS
28.1 Television and or other aerials or devices may only be fixed out of sight or in the roof space.
29. TEMPORARY STRUCTURES
29.1 Retractable canvas awning approved by the DRC will be permitted over verandas and terraces with the consent of the DRC. No fixed or movable, Aluminium, plastic or metallic awnings, screens and coverings of any sort will be permitted.
30. DRIVEWAYS AND PAVING
30.1 All paved driveways leading from the internal access road are to be surfaced to match adjacent roads, or alternatively according to approved materials and patterns.
31. SWIMMING POOLS AND PROTECTION
31.1 No swimming pool will be allowed with the exception of small splash pools or jacuzzi type pools;
31.2 these pool areas must prevent animals from entering or be tempted to enter into the area to drink water;
STORM WATER MANAGEMENT
31.3 each owner must take responsibility for the storm water originating from
his property. Specific details regarding the
storm water management must be indicated
on the plans submitted for approval.
32. SITE DIAGRAM AND CONTROL
32.1 The site diagram to be issued will indicate site dimensions, contours, building lines and servitudes, as well as service connections.
33. Gas installation must be according to the prescribed legal guidelines and the conditions of guarantee of the supplier (see annexure).
34. WATER STORAGE AND SEWER
Each dwelling must make provision in its design top integrate capacity to store 5000-1000 litres of water with a solar operated pump to maintain fresh water quality all the time.
35. All drinking water outlets must be provided with an osmosis or similar filter.
36. Sewerage installation must be in accordance with the Developer’s prescriptions and standards.
SECTION C – MANDATORY CONTROLS
1. APPROVAL OF PLANS
1.1 NATIONAL BUILDING REGULATIONS
1.1.1 Should any provision of this development guideline be regarded as contrary to the National Building regulations, then the National Building regulations take precedence.
1.2 APPROVAL OF PLANS
1.2.1 No building may be erected or altered without approval by the DRC. This does not apply to internal amendments to existing buildings. The governing architects as envisaged in Section A who is registered with the South African Council for the Architectural Profession must approve all plans for the construction of, or alterations to buildings.
1.2.2 The applicant shall formally apply for approval of plans in accordance with
the regulations prescribed by the
DRC.
1.2.3 All drawings submitted for approval must indicate finished floor levels, wall plate levels and top of roof in relationship to a datum level.
1.2.4 Before drawings can be submitted to Local Authority for approval it must carry the stamp of approval from the DRC. An extra hard copy together with an electronic file (.dwg/.dxf) of the working drawings must be submitted to the DRC for retention in their records.
1.2.5 The DRC may approve waivers of any mandatory specifications under special circumstances where such waivers are recommended by the Consultants and are considered justifiable by the DRC Committee. The decision of the DRC shall be in their sole and absolute discretion.
1.2.6 Any dispute, regarding any decisions, regarding these Development Guidelines, will be taken to arbitration in terms of the Homeowners Constitution.
1.2.7 A decision regarding any dispute arising from the above will be submitted to the Developer for final approval.
1.2.8 Buildings must be constructed in terms of the approved plans and no additional space or no changes to finishes or fenestration may be made or omitted without the consent of the DRC.
1.3 APPROVAL TIME
1.3.1 Plans will be approved and or returned within 2 weeks of submission.
1.4 SCRUTINY FEES
1.4.1 Working drawings must be submitted for approval to the DRC together with the prescribed scrutiny and approval fee of R2000-00(for 200sqm residence) there after R10/sqm for large residence. This fee is due on submission.
2. CIVIL, STRUCTURAL AND ELECTRICAL ENGINEERS
2.1 CIVIL/STRUCTURAL ENGINEERS
2.1.1 A civil/structural engineer shall be appointed prior to the finalisation of architectural drawings to assess the following civil/structural issues:
Geotechnical conditions for foundation specifications.
Ground water conditions to determine the location and specification of possible subsoil drainage systems required.
Outlet positions and /or connection points for a site’s storm water and subsoil drainage system.
Assessment of specifications of retaining walls between adjacent portions.
Structural design of super structure.
Waterproofing details and specifications to retaining walls, roofs and lower ground floor areas.
Accommodation of higher lying portion’s storm water to be addressed and indicated on all submission plans.
2.2 ENGINEERS CERTIFICATE
2.2.1 It is a requirement of the Local Authority to submit a professional engineering certificate for:
Structural design (to be submitted with building plans).
Structural supervision (after completion of building work).
Storm water drainage certification for design and supervision.
Gas installations
2.3 ELECTRICAL COMPLIANCE
No Eskom power is available. A solar and gas compliance certificate is needed.
3. CONTRACTORS AND BUILDING CONTROL
The contractor appointed for construction on the individual portions should sign and comply with the contractor’s site agreement as provided by the Developer in order to maintain safety and security on site.
3.1 INTRODUCTION
3.1.1 The Nylsoog Homeowners Association (“HOA”), the legal representative of residents of the Nylsoog development has adopted certain rules relating to building contractor activity in the Development. The primary intention of the provisions hereunder is to ensure that all building activity in the Nylsoog Development occurs with the least possible impact to the environment and disruption to residents. In the event of any uncertainty, residents and/or their contractors must consult with the Estate Manager.
3.2 LEGAL STATUS
3.2.1 The conditions governing building activity which is set out in this document are rules adopted by the HOA and are therefore binding on all residents, their contractors and subcontractors. Furthermore, all residents are obliged to ensure that their building contractors and sub-contractors are made aware of the conditions and comply strictly with them. Residents are therefore required to include the conditions in their entirety in any building contract concluded in respect of property in the estate, and all such contracts may be required to be submitted to the HOA for prior approval. The HOA has the right to suspend any building activity in contravention of any of the conditions and the HOA accepts no liability whatsoever for any losses sustained by a resident as a result thereof.
3.2.2 A manager will be appointed by the developer to supervise contractor activity on the development and to ensure that the objects of the DRC are strictly adhered to. A fee will be payable for the manager with building deposits. This fee is to be established at a later date.
3.3 CONDITIONS REGARDING BUILDING
3.3.1 CONTRACTOR ACTIVITY
Contractor activity is only allowed during the following public time hours:
06h00 - 18h00 Normal weekdays, 07h00 - 13h00 Saturdays. By implication, any other time not “public time” as defined must be private time. The contractor’s representative must display the appropriate ID card, which is obtainable from the HOA at a fee.
NOTE: No contractor activity is permitted on Sundays and Public Holidays without special permission, as these days are viewed as private time. Special applications for contractor activity during private time must be lodged with the HOA, together with the approval of all adjacent neighbours, one week prior to the required private time activity.
3.3.2 During private time, the Contractor will not be allowed any representative on site.
3.3.3 All the Contractor’s workers and/or the Contractor’s sub-contractor workers must enter the Development in an approved vehicle with a temporary access token, or alternatively obtain a casual employee ID card at the security gate by lodging a valid ID document, which will be handed back on the return of the ID card.
3.3.4 The contractor shall provide facilities for rubbish disposal and ensure that the workers use the facility provided and that the rubbish is removed weekly and not burnt on site.
3.3.5 The site is to be kept clean of building rubble during building operations.
3.3.6 Where materials are off-loaded by a supplier encroaching onto the pavement or roadway these materials must not be allowed to remain on the roadway or pavement and it is the Contractor’s and Owner’s responsibility to clean the roadway of all such materials. The same applies to sand or rubble-washed or moved onto the road during building operations.
3.3.7 Deliveries from suppliers must be scheduled during approved working hours.
3.3.8 It is incumbent on the Contractor to provide approved toilet facilities for the workers.
3.3.9 Building boards may only be erected if they comply with the HOA’s standards, details of that are available from the HOA. Such boards are not to be erected on the pavement landscaping. No sub-contractors boards are allowed. All boards must be removed after completion of construction.
3.3.10 The Owner and the Contractor shall be responsible for damage to kerbs and/or plants on the sidewalks and/or damage to private or estate property.
3.3.11 No concrete, dagha, cement or such may be stored, mixed or prepared on any of the roadways and sidewalks.
3.3.12 Should the HOA have any concern with the conduct of the Contractor and or Sub-Contractor, the HOA may rectify as deemed necessary and/or reserve the right to suspend building activity until such undesirable conduct is rectified, which it may do so at any time and without notice, and without recourse from the Owner and/or Contractor and/or Sub-Contractor.
3.3.13 These conditions contained in this document is deemed to be fully understood and the contractor and Owner undertake to comply with the above points, in addition to any further controls which may be instituted by the HOA from time to time in the form of a written notification, and to ensure compliance by any Sub-Contractor employed by the Contractor.
3.4 CONSULTANT’S PROFESSIONAL BOARD
3.4.1 The profession board must to be erected during the construction phase
3.5 BUILDING DEPOSIT
3.5.1 A building deposit of R5000.00 must be paid over to the Homeowner’s Association once construction commences. This amount will be held in trust (free of interest) by the homeowner’s Association. This deposit will be used to remove any rubble or make good any damage caused by the builder, e.g., kerbing, landscaping and community services.
3.6 COMPLIANCE WITH APPROVED PLANS
3.6.1 The Nylsoog Homeowners Association has decided to procure an undertaking from property owners to comply with the final approved plans in the form shown below.
3.6.2 Further to the above the owners appointed Architect will be required to issue to the HOA a compliance certificate at certain stages of construction. These stages will represent the critical periods during construction where from previous experience problems have been encountered. Inspections by the HOA’s Manager will also see to compliance.
Compliance Schedule Approved:
Excavations/Foundations
2 Wall Plate Height
Roof Construction
External Works
Approved Finishes
3.6.3 The stages listed above represent important milestones, which must be monitored to avoid any surprises resulting from possible deviations of the approved DRC plan. This checklist is not to be confused with the requirements of the National Building Regulations. Records of the Compliance Schedule will be kept on file for future reference.
3.7 ENVIRONMENTAL MANAGEMENT
3.7.1 The final approved environmental management plan will impose specific regulations related to environmental impact issues and will be made available on approval.
3.8 HOUSEKEEPING
3.8.1 A set of housekeeping rules must be developed once the HOA is established to ensure smooth operation and management of the estate. These rules will be formulated after consultation with the homeowners.
4. LEGAL STATUS
This document forms an integral part of the sales agreement. Issues such as building time clause and building periods are governed by this agreement. The legal issues are covered by the constitution.
