ANNEXURE A

DESIGN MANUAL
The developers of the Marina da Gama adopted an architectural and environmental theme to establish a character for the township. This theme, which was based upon thorough research by architects, landscape designers, ecologists and engineers, was physically demonstrated in a village of 40 houses at Eastlake. In order to preserve and enhance the concept, the Association created an Architectural Committee to maintain control of all structures, siteworks and landscaped elements. All property owners are required to submit architectural drawings to this committee for approval prior to commencing any building work. This manual consists of general guidelines and mandatory restrictions which are essential to the maintenance of the environmental character. It encourages variations within the theme and only prohibits excesses in design.

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BASIC CONCEPT
Concept statment The basic concept of the architecture of Marina da Gama and Eastlake is to capture the character of the early Cape and yet to ensure that the design belongs distinctively to today.

Design Elements, Form

The Traditional architecture of the Cape is a functional vernacular based on the basis of then naturally available materials. Walls are thick masonry and coated with lime plaster and whitewash. Roofs are of reed thatch and steeply pitched, or of lime concrete on a timber structure and flat with parapets. Window openings are relatively small, preventing excessive glare and heat gain in summer and heat loss in winter, and are often protected by shutters. Exposed timber is kept to a minimum and usually painted for protection in the hot-dry/cold-wet climate of the Western Cape. The traditional house plan is built up in wings forming sheltered courtyards, often with wine-covered pergolas.

Where out-buildings exist, they are carefully placed in relation to the main house. Low garden walls with gateways provide a sense of enclosure.

Style and character

On this functional basis, a deeply human domestic style is developed, and expression of quiet repose, simplicity and dignity. This vernacular architecture has been widely admired. The developers intended to promote this architectural character at Marina da Gama, and the Design Manual was compiled with this purpose.

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ENVIRONMENTAL DESIGN DETERMINANTS

Sun Sunshine occurs at Marina da Gama for approximately two-thirds of daylight hours each year, more than Muizenberg itself and more than most areas in the Cape Peninsula. The optimum orientation for most houses is to the north, with a garden to the north-west or north-east, depending on personal preference.

Owners should be cautious of reflected glare off the water, particularly from the west, and should take suitable precautions.

Where properties have a road access from the north, it is recommended that the house be constructed close to the waters edge to provide a sheltered north-facing garden, while houses on properties having road access from the south should be built close to the road to provide a sheltered north-facing garden on the waters edge.

Rain

Typical of the Cape climate, most of the rain falls between June and September, whilst the summer months are generally dry. The average rainfall is approximately 450mm (18). This compares with 1 397mm (55) in Newlands, Marina da Gama is one of the drier areas in the Peninsula.

Wind

The most important climatic factor at Marina da Gama is the wind. The prevailing winds are from the south during the summer months and from the north-west during the winter months. The landscaping reduces wind velocity at ground levels by means of dunes, trees and screens to provide a protected living environment: the architecture, in particular the design of roofs, should further assist in the creation of sheltered outdoor areas. Wind and sun requirements are complementary in that buildings should form a barrier on the southern boundary as illustrated in the optimum sun orientation layouts above. The corrosive effect of moist, salt-laden winds is an important consideration when selecting building materials and garden plants.

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BUILDING DESIGN REGULATIONS

Exterior Walls Walls are virtually the most important part of Cape vernacular architecture. The roof is secondary. Parapets enclose the roof and sometimes obscure it. The wall surfaces are dominant with small window and door openings. In certain cases large windows and glass doors may be desirable to enhance the views: adequate precautions should be taken against sun and glare by using pergolas and shutters. Walls are traditionally masonry and painted white. Walls which reflect the strong glare should be shaded by pergolas or planting or some other method of screening.

Masonry walls must be either plastered or bagged and painted white. The use of unpainted masonry; concrete and face brick is prohibited. Integral rough textured surfaces are acceptable, but artificial attempts at creating rough surfaces are prohibited.

Boundary and courtyard walls, fences and screens

Boundary walls must be white and related to the main buildings or adjoining properties. Natural or painted timber screens with simple horizontal or vertical designs may be used, The planting or hedges is encouraged. Corrogated iron, barbed wire and prefabricated walling are prohibited subject to the proviso that the Committee in its sole discretion and subject to the terms and specification imposed by it, is authorised to permit the use of pebble finish pre-cast walls for boundary walls within erf 93663 Cape Town at Muizenberg known as San Marina. Pergolas should be constructed to protect terraces, large windows or French doors from the sun or reflected glare. Climbing plants are encouraged.

Columns pergolas

Pergolas must be constructed of timber either natural or Painted. Supporting columns must be constructed of either, Timber either natural or painted Masonry either plastered and painted to match the walls, or Metal preferably treated against corrosion and painted. Bases and foundations The sketch provides a guide to the technical aspects of base and foundation construction.

Pitched roofs

Wind tunnel test indicate that mono (one-way)-pitched roofs are most successful in deflecting the wind. An optimal angle of 15is recommended.

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Pitched roofs must be enclosed by parapets on two or more sides and always on gabled ends. Curved and decorated gables and hipped roofs are prohibited. Clippped eaves and overhanging eaves are also prohibited. The roof pitch must be between 10 and 25. The roof must be black, blue-black or dark grey in colour. Only slate, cement tiles and asbestos slate are permitted.

Flat roofs

Flat roofs are defined as having a slope of less than 5 . Sheet metal or patented waterproofing materials covered with stone chip, concrete slabs or similar materials are recommended. Gutters were not a feature of early Cape architecture owing to the difficulty of gathering water from thatch. Where gutters are required by the Local Authority, it is recommended that they should be fully concealed or as insignificant as possible. A non-corrosive material such as PVC is recommended for gutters and downpipes.

Gutters

Gutters and downpipes, where exposed, must be white. Recessed gutters are encouraged. Chimneys Exposed chimneys are an important element in traditional Cape architecture. It is recommended that chimneys be exposed as strong elements on exterior walls. Chimneys must be white and contemporary in design

Parapets

Parapets are simply extensions of the walls: a height of 250mm above roofline is recommended.

Pipes and projections

Plumbing pipes must be fully concealed . Television aerials Antennae for the reception of terrestrial and satellite television shall be white or near-white and not more than 0,95m in diameter and must be positioned as unobtrusively as possible while allowing adequate reception. Where practicable, antennae for the reception of terrestrial television shall be placed under roofs.

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Windows, doors

Where advice is needed on the installation of new antennae, or when the positioning of existing antennae is challenged on grounds of unnecessary obtrusiveness, the recommendation shall be sought of a television antenna installation company approved by ExCom. Such recommendation is to be given free of charge or obligation and shall be binding on the owner and the Association. Timber is recommended for windows and doors either natural or painted. Color can be used to personalise the house. Anodised aluminium may be used as an alternative material, but steel is not recommended because of corrosion. Louvred or solid window and door shutters and brick grilles are recommended rather than burglar bars.

Balconies

Burglar bars are not permitted except as generally illustrated. Balconies should be designed in a simple manner and should take cognisance of shelter to view.

Terraces, decks, patios and walkways

North-oriented terraces, patios and decks should use buildings or screen walls as shelter from southerly winds. They should provide both outdoor living and privacy for the owner.

Recommended flooring materials for terraces are quarry tiles or bricks; timber should be used extensively for decks. Owners should exercise discretion in the use of concrete or concrete paving slabs. Canvas awnings for the sun protection on pergolas and windows can be used to provide colour to the house. Aluminium folding blinds are prohibited. All awnings must be in plain colours or combinations of not more than two colours.

LANDSCAPING
General Home owners are required to provide their own plant materials. It is recommended that hardy and salt-resistant plants are used initially. Owners are required to maintain the road verges outside their properties. The soil is sandy with little organic matter while the ground and air have a high salt content and pH factor (alkali). There is also a high water table. It is recommended that trees, shrubs and other plants which will enhance the Cape theme be used.

Plant material Selected trees

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WATER EDGE PROTECTION

Bank edges The back edge is provided by the developer and may not be modified without submission of plans showing proposed alterations to the committee for approval.

Jetties, berths, docks

The designs of jetties, berths and docks are subject to approval by the Committee prior to construction, and any alterations to jetties, berth and docks must also be approved by the Committee.

GENERAL
Design Regulations All design plans for the construction of houses and alterations to houses must be prepared by registered architects expect in special cases, to be approved in writing by the Committee All signs other than for house names and numbers must be submitted to the Committee for approval. Both numbers are names of houses must be clearly visible especially at night. They should be bold and simple.

Should any provision in this Design Manual be regarded as contrary to the local municipalitys regulations, then the municipal regulations shall prevail.

Signs

House names and numbers

Post Boxes

Each residence shall have a secure and accessible post box which must be affixed to the outer boundary wall of fence or where there is no wall or fence, on that part of the residence closest to the road. Dust bins, washing lines, and storage areas must not be visible from road, water or other erven. Yard walls can add visual interest to streetscapes.

Dust bins, washing lines, yard storage

Parking of caravans

Caravans may not be kept on the public roads or on properties if visible from roads or waterways. Plans for Commercial and General Residential building must be submitted to the Committee, and special provisions within the general conditions laid down by this Manual will be imposed by the Committee. The design of these buildings must complement the character of the surrounding development. Sketch drawings should be submitted by the architect to the Committee at the registered office of the Marina da Gama Association. The Committee will consider the drawings and notify the architect of its approval or any suggested amendments, as soon as possible after submission of the plans should the Committee suggest any amendments, to the drawings, then the architect must submit amended drawings to the Committee, who shall confirm within a week of submission whether the amendments are accepted. When working drawings are submitted to the Municipality a copy of the working drawings must be submitted to the Committee for checking. The Committee may approve waivers of any mandatory specifications under special conditions where waivers are considered justifiable by the Committee. The design of all gates to be approved by Archcom.

Commercial buildings

Procedure

Gates

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ANNEXURE B

MARINA DA GAMA DESIGN REGULATIONS

These requirements are additional to those required by the local municipality building regulations. In the event of conflict between the Design Manual and the Design Regulations, these regulations will apply.

General The Architectural and Environmental Committee reserve the right to require such changes in designs as may be needed in their opinion, to preserve the style of Architecture.

Exterior:

Walls to be plastered or bagged and painted white on both sides and be straight topped; Alternatively walls to be plastered and painted white on both sides and be straight topped. Pitched roofs with black or dark grey roof covering of slate or plain pattern tile. Parapets projecting 250mm minimum above roof on three sides. No projecting eaves or hipped roofs. Flat roofs to be painted white and completely enclosed by a parapet. Each property to have one garage or carport with a driveway crossing and completed driveway. Garage Doors maybe; 1. Traditional wood i.e. vertically, horizontal or diagonal slatted, in a natural wood finish or painted preferably in one colour only. 2. Fibre-glass or aluminium finished and painted in one colour only. Contemporary designs, incorporating e.g. inset square panels in a single approved colour, are permitted. In cases of doubt it is suggested that residents seek advice from the Architectural Committee, before installing garage doors. Existing garage doors may only be replaced by the above. Burglar bars visible to the public eye to be of simple rectangular unobtrusive design. No visible circular windows or doors. Gutters and down pipes to be concealed. All pipe work to be fully concealed. To be square sawn. Masonry wall matching house, to enclose kitchen yards, must conceal dustbins and wash lines from public view. Fabric only max. 2 colour combinations

Roof:

Garages

Garage doors

Windows

R.W. Goods Plumbing Pipes Exposed Timbers Drying Yards

Canopies & Awnings Outhouses

No prefabricated store rooms or Wendy houses visible to the public eye.

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Bank Edge Jetties, etc. Caravans Aerials Solar Heaters Boundary Walls and Fences Encouraged:

Not to be modified without approval. To an approved design. No visible storage of caravans on the public roads or on private propery. No obtrusive radio or television antennae, except as permitted in terms of Annexure A To be specifically approved. See separate regulations.

House numbers and names in bold lettering Style Helvetica. House and garage doors of simple design. Clean uncluttered lines. Ornamental brick block or plaster work. Unbroken roof lines. Ornamental Kitsch letter boxes, flower pots, sculptures or other appendages. a) b) Neither any vehicle which is in a state or disrepair as to be incapable of been driven and / or from which wheels or other major parts have been removed. Nor any boat or trailer which is incapable of being used; and/or which in the opinion of Excom is unsightly and or derelict shall be kept or stored on any private property within the Marina in a position which is visible from any public or private property or road within the Marina.

Discouraged:

Trailers and Vehicles

Driveway

The driveway shall be defined as the following:- The surface area from the municipal kerb giving access to your garage or car port which will be the entire width of your garage door or doors, or the width of your carport. Completed driveway shall mean a driveway surfaced with any of the following materials :- concrete, asphalt, brick paving or black or grey cobblestones.

Boundary Walling and Fencing General Specification Masonry walls where used, to match the main house. Timber where used, to be hardwood or suitably treated softwood, rectangular in cross section, fine sawn or planted. Slats to be gapped max 25mm, white painted, or if natural colour permitted, to be sealed and varnished.
Type: 1 2 3 4 5 Masonry A mix of masonry and timber with the timber not exceeding 40% of the amount built in a zone. Timber to be capped on top. Slatted timber painted white, gapped 25mm and capped on top. Vertically slatted timber using square section up to 25mm X 25mm and gapped by an amount equal to the timber section. Capped or uncapped. Either white painted or natural colour. Welded steel or swimming pool type fence, to the following formulae. Maximum height 150mm for each 1 metre that the fence is positioned back from the nominal bank edge, with a maximum height of 900mm. Wire fencing in exceptional circumstances permitted for a period of one (1) year on a written undertaking by the owner to enable him to establish a hedge. If the fence is not materially covered by foliage in this time, it may be required to be removed.

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Approved propriety products in designated zones.

Zones

S P N

Street boundary including the area surrounding the Building Restriction Zone, and including the returns on the side boundary to the front wall of the house or garage. Max. Average height 1800mm. Abutting any public open space, other than the water boundary. Between neighbouring properties from a line where the S zone stops, and the furthest point of the residence from the street for on-water sites, or to the intersection of the back boundary on off water sites. Max. average height 1800mm. Between N and the Bank edge. Max. average height 1200mm. The back boundary other than when it is a technical back boundary as on corner stands, in which case N prevails. The waterside boundary approximately parallel to the bank edge.

X B W

Height of Boundary walls The owners of properties abutting public open space may, subject to an approved plan, erect a 2.1m high plastered brick wall or palisade fence on such boundary. This resolution also applies to waterfront properties with the proviso that the last six metres of wall leading to the waters edge shall be palisade fencing.

Boundary Walling and Fencing Zone Type S Street P P.O.S N Neighbours X Special B Back W Waterside K Kitchen 1 Masonry Yes Yes Yes Yes Yes No Yes 2 Mixed Yes Yes Yes No Yes No No 3 Timber No Yes Yes No Yes No No 4 Special Yes Yes Yes Yes Yes No No 5 Welded mesh No No No No No Yes No 6 Wire 7

Palisade Fencing As defined in strict accordance with the accompanying detailed sketches and specification, be allowed. Palisade fences could thus be effected on all boundaries S Street, P P.O.S, N Neighbours, X Special and B Back but not at K Kitchen or W Waterside, also at statutory approved wall and fence heights. The palisade fence elements shall be erected between white plastered piers with simple pyramid heads, with similarly crowned white plastered plinth below and only simple, pointed steel palisade, vertical elements shall be allowed. No ornamental elements, such as fleur-de-lis emblazonments, etc. will be allowed. The materials, finishes and permissible colours to be in strict accordance with the summary of specifications on the explanatory sketch, steel palisade fencing. All fencing proposals will have to be submitted to ARCHCOM, Marina da Gama Association, for plan approval. Fence elevations, proposed locality on the Site Plan, envisaged colours, should be clearly indicated on the plan submission for ARCHCOM.

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SUMMARY SPECIFICATIONS General Fence Heights: 1.2, 1.5, 1.8 & 2.1 Ground Clearance: 100mm Section Width: 2425mm Plinth walls preferred as above.

Fixing All fixing is hidden from view, tamper-proof and zinc plated. Fixers screw into threaded tie plates positioned in pales. Silhouette can thus be readily assembled on site.

Materials and Finishes Mild steel, dipped in sell-etch primer. Suitable topcoat applied on site. Hot-dipped galvanised mild steel. Colours : WHITE Any other colours to have ARCHCOM approval. No ornamentation such as fleur de lis theme are to be allowed.

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The following sketches numbered 1-6 and of the zones referred to above are incorporated to explain the Regulation.

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