Building on Highland Gate Estate Dullstroom
When building in an estate there are always rules and guidelines.
Houses built on Highland Gate should adhere to the Architectural and Landscaping guidelines of the Estate. Here is a summary of a few important rules, please ask your Zest agent for a copy of the full guidelines.
The houses at Highland Gate, to be designed, reflect the unique South African climate and lifestyle. The use of raw materials is encouraged with focus on stone, bricks, wood and glass. Interpretations of “farmhouses, sheds, barns, manor houses” to envisage a simple, honest structure with good indoor-outdoor flow.
The building plans need conform to the requirements of the Architectural and Landscaping Guidelines, for approval by the Aesthetics committee who will have supervision rights over the development of and/or improvements of the stand. This will cost approximately R3, 500 excl VAT.
All architects and builders must be approved and stand owners will need to abide by the Guidelines.
Building time frames (resales stands):
A penalty fee will be charged should construction not have commenced. The penalty will be R2000.00 per month in addition to the standard levy. The penalty will be suspended once construction has commenced. Construction must be completed within 12 months, failure to do so will result in the penalty being reinstated until construction is completed.
Building time frames (Developer stand): Stand owners will have 18 months from the date of transfer of the stand into their name to start with construction of their house, failure to do so will result in a penalty fee of R2000 per month. Construction must be completed within 12 months, failure to do so will result in a penalty fee of R2000 per month.
Land need to be surveyed to ensure correct boundaries and contours.
A pavement deposit of R 20,000.00 is payable before building commences.
Land use: Residential means a single dwelling house at a maximum density of 1 dwelling per stand.
Size of structure: A minimum of 200sqm to a maximum of 1200sqm depending on size of stand.
Maximum coverage: Single Storey Dwelling – 50% of stand. Double Storey Dwelling – 50% of stand area. The first floor should not exceed 70 % of ground floor area. Double volume areas are to be included in the 1st floor calculation.
Read on for more in-depth on varies aspects :
Two stories or 11m measured from the highest point of the roof to the lowest point of Natural Ground Level or three stories if basement with approval from Aesthetics Committee. Chimneys exempt from this height restriction.
Generic Building Lines:
Side Boundary – 3m, Midblock Boundary – 3m, Street Boundary – 5m with certain relaxations allowed with permissions from Aesthetics Committee. Check layout plan for infrastructure and servitudes on the stand.
To be simple, rectangular or composite rectangular and frontage facing the street should be parallel to the street along the building line.
A combination of approved materials to be used as per the Architectural Landscaping Guidelines for example: natural ‘dry packed’ stone, smooth or bagged plaster, painted in earthy colours – subject to approval. Specific exclusions are also included with regard to external walls. The developer reserves the right to specify the style, detail, and finish of the boundary wall in certain areas e.g. on Main Boulevards.
All exterior paint colours must be chosen from the approved colour palette for walls, doors and windows. Soft subdued earthy tones such as ochre, sandstone, beige, autumn shades are encouraged to blend into the natural surroundings. The principal external paint colour may not be white. Specific exclusions are bright and contrasting colours, large areas of black and white, cold grey, greens, and blues.
All major plan forms must be roofed. Roofs must be dominantly pitched in form and be between 30 to 45 degrees, in traditional styles – simple double pitched, pyramid, hipped and half-hipped. Roof pitches must be consistent. Roofs must coincide with plan elements. Approved and specific exclusions are specified for roof coverings. All houses are required to have eaves. Chimneys and roof structures must complement the main structure. Any roof mounted air conditioning units must be hidden within the roof structure or housed in a roof lantern/ridge ventilator. Solar panels should not be visible from the street and must be integrated into the overall design aesthetic. Seamless aluminium or Chromadek gutters and downpipes are recommended.
All window openings are to have a vertical form. Window frames and panes are to be rectangular with a dominant vertical proportion. The proportion, style, and material of the windows selected should be consistent throughout all the buildings on the site. Reflective, coloured or heavily tinted glazing or film will not be allowed. The use of glass blocks is also strictly prohibited.
Window Placement must be proportioned so that no elevation is left blank or with unbalanced openings. The use of double glazing is encouraged. Each elevation must have a minimum of 10% fenestration. Windows should generally be:
- Taller on the ground floor and shorter on the first floor;
- The same height at the same level throughout the same storey:
- Of the same width in vertical succession and line up above one another.
Window Types and Materials:
Window frames must be constructed from natural hardwood painted or treated, or powder coated aluminium to approved colours. Steel windows are not permitted. Bay windows can be used but must be in sections, with dominant vertical proportions. Oddly shaped or proportioned windows e.g. triangular are not allowed.
Maximum window and Door Areas:
Windows and doors should form individual openings in the dominant wall plane and may not exceed a maximum of 70% of the wall area of each elevation.
Dormers and Skylights:
Dormer windows will be subject to approval by the aesthetics committee. Skylights are also subject to approval. They must be traditional in terms of style, size and proportions with flat glass recommended and must be set in the plane of the roof.
Shutters are encouraged, but must be traditional style and must be functional. They may be internal or external and should be constructed of natural, painted hardwood or powder coated aluminium. For security purposes, roller shutters are permitted but these should be completely built into the wall and not exposed. An internal installation is preferred.
External burglar bars and expanding security grids are not permitted. Internal bars should be of a simple rectangular pattern, however, clear Perspex bars e.g. Multisafe or Yalwa Securebars are recommended.
All doors must be constructed from natural hardwood painted or treated, or powder coated aluminium to approved colours. Steel and PVC doors are not permitted. Glass door styles are to be consistent with the window styles used.
To keep with the “Old Transvaal” and “Farm Style” architecture, the house must include a covered veranda. Verandas shall be considered as coverage if less than 70% is perforated or open.
- Decorative wrought iron / cast aluminium
- Gum pole pergolas
- Translucent sheeting
- Fixed or fold-away aluminium awnings
- Horizontal folding canvas shade system
- Canvas shading
Due to the steep slopes in certain areas the use of timber decks as an extension of living areas is encouraged. The maximum height of decks above natural ground level is 1.5m and should be planted below.
Preferred columns are natural hardwood, painted mild steel sections or brick columns. Brick columns or piers must be square are not allowed on the upper storey. Simple caps, bases and brackets will be allowed.
The placement and design of balconies are subject to Aesthetics committee approval. Balconies should be accompanied by a roof or pergola.
All balustrades are to comply with the National Building Regulations. Visible external security gates to doors and windows are not allowed. Balustrades must be either in natural or painted hardwood, or metal painted to resemble timber. Timber or painted steel frames with stainless steel cabling as balustrades would be allowed. Specific exclusions are listed.
Chimney stacks may exceed the roof apex by a maximum of 1 meter. Simple clay or concrete chimney pots may be used. No ornate pots will be allowed. Exposed fibre cement flues and cowls are specifically excluded.
A glass conservatory will be considered with all walls and roof to be glass in a timber or powder coated aluminium frame.
All homes are to have a courtyard that is positioned to conceal wash lines, refuse, storage areas and kennels. The courtyard must make provision for at least 4 wheelie bins to enable waste recycling.
A non-habitable, below ground cellar not exceeding 20% of the ground floor will be considered by the Aesthetics Committee if it has no external entrance.
Garages must be set back at least to the building line from the stand boundary abutting the street. While it is preferable to face them into the stand, a Maximum of four garages may face the roadway. If more than 2 garages are built, then they must have single doors. Specific materials are to be used and certain exclusions are named.
Carports are only allowed if they adjoin and complement the aesthetic character of the house.
Boats, trailers, golf carts, caravans and horseboxes must be concealed inside garages or screened from the street and neighbours and may not be placed in the side space. This is especially important with regards to corner stands and greenbelt stands. Temporary or permanent structures including but not limited to tool sheds or lapas are not permitted save for site huts during construction and only if approved beforehand by the Aesthetics Committee. No banners, flags, or shade cloth structures may be erected on the stand.
Aerials and satellite dishes must not be visible from the street. Solar panels are to be in the same plane as the roof or to be hidden from site. Plumbing is to be bricked in and made flush against the external wall, with access panels only at the junctions. Access panels must be approximately 300 x 300mm in size and painted to match the house. Stub stacks are to be used in favour of full height soil vent pipes. Air-conditioning /Heat Pump units or pipes may not be visible from the road or any other resident’s property.
No retaining wall higher than 1.5 meters is permitted. All retaining walls must be designed by a structural engineer and accompanied by a structural certificate of compliance.
Buildings must be stepped along slopes. Care must be taken to accommodate all storm water runoff. The site and surrounding area shall be shaped to permit the ready drainage of surface water and to prevent ponding.
Boundary Walls, Fences and Hedges:
As a rule boundary walls are not encouraged. Where it is needed for privacy, such as around swimming pools, boundary walls may be built according to the guidelines provided.
The street front boundary must be without fencing.
Internal boundary walls are not mandatory. The maximum wall height is restricted to 1.5m All brick walls are to receive concrete copings as approved. All boundary walls must be constructed in accordance with SABS 0400.
All building sites are to be temporarily fenced, with a lockable gate, during construction with an approved barrier of wire fencing with shade netting attached.
Gates must be in wood or steel in a simple design and may not be higher than the adjoining wall. Vertical wooden slats in a natural or varnished finish are preferred. Excessive ornamentation or decorative finishes are prohibited.
The design, position and materials used for driveway construction have a major impact on the public spaces. The driveways may be a maximum of 5 meters wide and must be perpendicular to the street boundary. Driveways to be constructed from prescribed materials with permission from the Aesthetics Committee.
If you want any extra info call us 013 254 0219