Rietvlei Ridge Country Estate

ARCHITECTURAL DESIGN GUIDELINES

COMPILED JULY 2004

(FIFTH REVISION JANUARY 2017)

Contents

1. INTRODUCTION ........................................................................................................... 1

2. TOWN PLANNING CONTROLS ..................................................................................... 5

3. TREATMENT OF STAND BOUNDARIES ........................................................................ 7

4. BUILDING DESIGN GUIDELINES ................................................................................... 9

5. APPROVED BUILDING MATERIALS AND DESIGN STYLES ........................................... 11

6. PROHIBITED BUILDING MATERIALS .......................................................................... 18

7. CONSTRUCTION ACTIVITIES ...................................................................................... 19

8. UPKEEPAND RENOVATION OF EXISTING PROPERTIES .............................................. 19

9. GENERAL INFORMATION AND USEFULL TIPS ........................................................... 20

10. BUILDING PLAN SUBMISSION ................................................................................... 21

11. FINAL AESTHETIC INSPECTION: ................................................................................. 23

13. CERTIFICATE OF OCCUPANCY ................................................................................... 24

13. TERMS & CONDICTIONS ............................................................................................ 25

14. ACKNOWLEDGEMENT OF BUILDING GUIDELINES .................................................... 26

ACCEPTANCE OF BUILDING GUIDELINES AND .................................................................. 27

RULES AND REGULATIONS ................................................................................................ 27

ANNEXURE A: 2017 Aesthetic Submission dates .............................................................. 29

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1. INTRODUCTION

Owners and occupiers of properties in Rietvlei Ridge Country Estate enjoy a unique country lifestyle

in the city and the privilege of living next to a nature reserve. Estate living does however call for

certain restraints and owners and occupiers must at all times consider the rights and privileges of

other owners and occupiers. The Estate Rules and Guidelines are for the protection and

reinforcement of the lifestyle and your capital investment. The Home Owners Association (“HOA”)

would like to urge you to familiarise yourself with the relevant rules and regulations as well as the

guidelines. When investing in the Estate you have agreed to adhere and comply with the Estates

rules. All owners, occupiers and entrants to the Estate are obliged to comply with these Estate rules.

Please take note that Rietvlei Ridge Country Estate is a residential Estate and no business activities

are permitted.

The Rietvlei Ridge Home Owners Association (“HOA”) reserves the right to alter or amend these

guidelines as the need arises.

1.1 The purpose of these designs guidelines is to maintain a uniform architectural protocol

for the estate, an important function in protecting the collective identity and

commercial value of the estate. While containing firm restrictions it does allow for and

encourages individual creativity within a unity of materials and finishes ensuring that

the overall development harmonizes and creates a balanced lifestyle for all residents.

The design and architectural style of the Estate is American Colonial.

Architectural guidelines have been drawn up as far as the use of materials, the

treatment of boundaries and the landscaping is concerned. The following architectural

designs will NOT be accepted: (i) Tuscan or any Tuscan “look alike” designs, (ii)

Modern; (iii) Contemporary or (iv) Mediterranean.

It is up to the individual architect/draftsman to contribute to the successful execution

of the Estates aim. Plan approval is only valid for a 1 year period after stamp date of

the City of Tshwane. After such a period plans must be resubmitted for approval and

must adhere to the update/revised guidelines at the point in time. No additions or

part of the plan will be permitted to be built after Occupancy and Aesthetic

Certificates were obtained. Any alterations must be approved by the HOA.

The onus of compliance to these guidelines rests on the property owner and his/her

architect/draftsman. New owners will acknowledge receipt of such guidelines in

writing when transfer of the property is approved by the HOA. PLEASE NOTE that

non-adherence to these guidelines will put the owner at risk of penalties the inability

of the HOA to authorise building plans or occupancy certificates. Details follow below

in this document.

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1.2 Important contact details when designing, building and living in the Estate:

1.2.1 Aesthetic Committee

The HOA has a standing Aesthetics Committee that serves as the authority for all

aspects related to building guidelines. (Please note that this represents a procedural

change from 1 January 2017 when the former services of Orbic Architects were

terminated in favour of a more streamlined process.) Applications and all questions

can be directed to aesthetics@rietvleiridge.co.za. Please allow 5 business days for a

response.

1.2.3 Managing Agent

The appointed Management Agent for the Estate is Pretor Group.

Address: River Falls Office Park, 262 Rose Ave, Pretoria, 0157

Phone: (012) 001 9000

1.2.4 Estate Manager

If you are not sure who to contact with your request and/or any queries, please direct

it to the Estate Manager (estatemanager@rietvleiridge.co.za)

1.3 There are several important notices to consider when designing, building and the

finale occupation of your residence:

Notice 1: Building Penalties was enforced as off 1 September 2014. A penalty double

the value of the monthly levy is payable until construction begins, also refer to as

“breaking ground”.

In order to reduce inconvenience to neighbours as well as unsightliness, construction

must proceed without lengthy interruptions and handled in such a way that the end of

each phase should be aesthetically acceptable to the HOA. Once building work has

commenced, it must be completed within a twelve (12) months period. Should you

require a longer building period of twelve (12) months, please contact the HOA and

make the necessary arrangements. Failing to do so can result in building penalties. The

penalty will be a minimum of R5 000 and will be charged on a monthly basis until such

time that the residents can apply for a Certificate of Occupancy by the City of Tshwane

and an Aesthetic Certificate. If construction is not finalised twenty four (24) months

after work has commenced, a penalty fee equal to the building deposit of R10,000 will

be payable per month. The HOA reserves the right to asses each case on merit and

waive or enforce the penalty.

No building activities will be allowed on the stand without approved building plans by

the Aesthetic Committee as well as City of Tshwane

New Stand Owners: With reference to Building Penalties as from 1 February 2017,

should a new owner (second transfer owner) buy a stand from a previous owner (first

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transfer owner), the new owner will be liable for double levies 12 months after date

of registration into his/her name if an architectural plan that is approved and stamped

by the HOA’s Aesthetics committee and the local municipality is not submitted to the

HOA and construction on the stand haven’t started.

Automatic reduction of levies will not take place. The onus is on the Stand Owner to

notify the HOA and Pretor.

Notice 2: Some existing properties deviate from the current guidelines. This is due to

previous (now discarded) guidelines before September 2013 and November 2016. All

house plan submissions after this date must be designed according to the new

regulations, including renovations. The HOA have a no tolerance policy against Home

Owners not adhering to the design guidelines or building according to the approved

building plans. The HOA will not hesitate to obtain a Desist Order for the

demolishment or dismantling of any building work done that is not in line with the

guidelines. All cost involved with such an order will be for the account of the Owner.

The HOA reserve the right to request that all building work on site to be stop should

they notice that the construction is not according to the approved plans.

Notice 3: Before appointing an architect/ draftsman you must obtain a copy of the

individual’s SACAP registration and submit it to Aesthetic Committee. The person

designing the house must be the legal holder of the SACAP registration. The HOA

reserves the right to refuse submission from an architect/draftsman that is not

approved by the Estate or illegally making use of another individual’s SACAP

registration or both. Please take note there is a list of Architects that the Estate will

not accept plans from.

Notice 4: Before appointing a builder/contractor/project manager you must obtain a

copy of the NHBRC certificate and forward it to the HOA to ensure that you make use

of an approved builder/project manager. The HOA reserve the right to refuse access

to any builder/contractor/project managers that is not preapproved or isn’t the

legal holder of a NHBRC certificate or both. A copy of your enrolment certificate must

be onsite at all times as the Estate does receive sporadic spot checks by the NHBRC.

Please take note that your enrolment certificate is only valid for one year. There are

several individuals that are currently banned from the Estate due to various reasons.

Please take note that the Estate is a private Estate and the HOA does have the right to

refuse access to these individuals.

Notice 5: All contractors, service providers, builders, project managers etc.

(collectively referred to as Builders) are not allowed to roam the Estate. If access to

the Estate was granted to a specific stand/residence number and Security or the

Estate Manager finds them anywhere else, they will be immediately escorted out of

the Estate. This includes driving around the Estate. If your Builder is not on the site

that access was granted to, he/she will be asked to leave the Estate immediately and

will be banned from the Estate never to return again. People scouting the Estate place

all residents at risk. Given that these Builders do have “free access”, the HOA will

impose a no tolerance policy. Any Builders imposing a threat to any of the residents

will be banned from the Estate. Please make sure that you do communicate it to your

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Builder. The onus is on both the Owner and appointed Builder to familiarise

themselves with the Guidelines, Rules and Regulations and Contractors Policy of the

Estate. The HOA will not hesitate to take the necessary legal action, should any Owner

or other person in possession of an access tag, provide illegal access to individuals that

were banned from the Estate.

Notice 6: The HOA does not allow any person, including Owners and Tenants, to move

into a newly built house without obtaining a Certificate of Occupancy of the City of

Tshwane. We do understand that during the building process, changes of materials or

layout to the approved building plan do happen. We urge you to obtain approval from

the HOA before continuing with building should any such changes occur during the

construction process. If it is brought under the attention of the HOA, they reserve the

right to immediately stop all building activities until such time that it is rectified or

new plans in line with the guidelines have been submitted. If you fail to do so, the

HOA will obtain a Desist Order. Please see Section 10 on the resubmission of amended

plans.

In the event where you move in without the permission of the HOA or obtaining the

necessary certificates an Eviction order will be obtained. All legal cost will be for the

account of the Owner. Please see Section 11 for the obtaining of Aesthetics

Certificate.

Notice 7: Stand Owners are not permitted to use their stands as temporary storage

space. Sheds, building materials, heavy duty vehicles etc. is not allowed to be on the

Stand before approved council plans have been obtained and the building deposit is

paid.

Notice 8: As from 15 February 2015 a building deposit of R10 000 will be payable. The

same account details and reference number should be used as per your monthly levy

statement of the Estate. Proof of payment must be provided to the Estate Manager

and Aesthetics Committee before submitting your plans for approval. No plans will be

accepted if any levies or other fees are outstanding.

Should the Owner , Builder or any Sub-Contractor cause any damage to the Estate,

such as but not limited to, roads, curbs, street lights, entrance booms, drainage,

boundary walls etc. the HOA reserves the right not to refund the building deposit. If an

Aesthetic Certificate is not obtained after 3 month of moving in, the HOA reserves the

right not to refund the building deposit. The HOA can also use the building deposit for,

but not limited to: complete landscaping of the property, obscure windows, enclose

illegal balconies, remove building rubble, remove wooden pergolas or any other illegal

or prohibited materials.

Notice 9: After moving in and obtaining the necessary certificates, the HOA would like

to remind all residents that they still need to adhere to the building guidelines and

that the relevant penalties will be enforced, should they make any changes to their

property without the necessary consent.

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1.4 The design of the dwelling unit and the entire stand must show sensitivity to the

privacy of your neighbours. See Section 2 & 4 for more details.

1.5 The materials used in the Estate focus on low maintenance and durability over time.

Please see Section 5 for more details.

1.6 No stand (“erf”) shall be subdivided or rezoned. No exception will be made.

1.7 Stands where the contours fall in excess of three (3) meter across the site, will be

allowed to build the house on top of exposed pylons. The pylons are to be designed in

an aesthetically appealing manner and must not deter from the amenities of the

neighbouring properties. Approval for raised designs and materials must first be

obtained from the HOA. It is advisable for stands 19, 29 and 30 to consider a pylon

design.

1.8 Multiple stand owners in the Estate are not permitted to use the same architectural

drawings more than once. Each house must be unique in architectural design and

layout. No look-a-like designs by the same owner will be accepted. It is important to

maintain the economic value of the individual stands in the Estate and to avoid the

look and feel of complex living.

1.8 When selling a property or stand in the Estate, it is the responsibility of the seller to

inform the potential buyer of the Estate’s Aesthetic Building Guidelines, rules and

regulations. Please take note that the HOA will not be held responsible for any miss

presentation by the seller to the buyer. No exceptions will be made or special

permission will be given to build another design style.

1.9 Each sectional title complex in the Estate has their own rules and regulations

pertaining building and renovation guidelines. Please adhere to these rules and

regulations and contact your individual Body Corporate/ Home Owners Association for

guidance.

2. TOWN PLANNING CONTROLS

The following town planning control measures shall apply, and remain fully subject to final

approval by the local authority and the associated development control measures as

indicated in the Conditions of Establishment. Before designing your house, please obtain a

copy of your title deed and familiarise yourself with any servitude conditions that might be

applicable to your stand. Also contact the local council to establish if any other servitude is

applicable to your stand before submitting your plans. The HOA will not be held accountable

for any delays in the planning and submission process.

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2.1 Coverage

2.1.1 Maximum dwellings per

erf

One (except where indicated otherwise as per title deed)

2.1.2 Maximum height All erven in the Estate shall be restricted to 2 storeys

(excluding roof) and 7 meter wall height from natural

ground level to wall plate height.

If you choose to build a loft (see point 2.1.7 for the

definition of loft) the 1 meter wall height should be

included in the overall wall height of 7 meter.

2.1.3 Single storey dwellings Rietvlei Ridge

Maximum coverage allowed will be 40%. An additional

10% may be allowed by the City of Tshwane Metropolitan

Municipality in accordance with the applicable Town

planning scheme. The HOA will not be held accountable if

your plans are rejected by the council for exceeding the

maximum cover.

2.1.4 Double storey dwellings Rietvlei Ridge

The ground floor coverage of double storey dwellings shall

not exceed 40% of the area of the stand. An additional

10% may be allowed by the City of Tshwane Metropolitan

Municipality in accordance with the applicable Town

planning scheme. The first floor level shall not exceed 70%

of the ground floor area. This includes covered balconies

and any other open areas on the second floor.

2.1.5 Minimum size The houses, excluding any outbuildings, such as garages,

storage, patio’s and staff rooms, should not be less than

200m². No exception will be made on the minimum size of

the dwelling. It is important for the HOA to protect the

economic growth and value of the individual stands in the

Estate.

2.1.6 Sectional title stands The number of units allowed will be as indicated on the

general site plan and specified on the deed of sale. The

minimum sizes will be 100m² excluding the garages.

2.1.7 Loft A loft room shall not exceed 25% of the floor level directly

below it. A loft room is defined as a room situated in the

roof of the design. The wall height of the loft will not

exceed one (1) meter from Floor level to wall plate level

or the underside of the roof rafter. The overall maximum

wall height of 7 meters from natural ground level may

only be exceeded by the roof structure and chimneys as

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required by the national building regulations.

2.2 Building Lines

2.2.1 Single storey dwellings Street boundaries 5m

Side boundaries 2.25m

Back boundaries 3m

Where the foundation height is 800 mm or more from natural ground height, the

same guidelines as for a double storey will apply. The level should be treated as the

2nd floor of a double storey dwelling.

2.2.2 Double storey dwellings

(first floor)

Street boundaries 7m

Side boundaries 3.75m

Back boundaries 5m

2.2.3 Side spaces & relaxation

of boundaries

Please familiarise yourself with any servitudes that might

be applicable to your stand.

In the event of more than two open boundaries/corner

stands, an application can be made to the HOA for the

relaxation of one boundary line up to a maximum of

3.75m, as long as it is not the driveway entrance to the

dwelling.

In the event where a stand faces a traffic circle no

relaxation will be given on the building line facing the

traffic circle.

2.2.4 No obstruction of any kind may be built within the 1:100 year flood line as indicated

on the site plan. Please obtain a copy of your title deed to ensure that you adhere to

the servitude stipulations as per this legal document.

2.2.5 Entrances to stands 7, 9, 46, 96 and 99 only through panhandles.

2.2.6 Stands 17, 18, 29, 30 and 31 boundary walls on the Eastern side, bordering onto the

nature reserve, must be agreed with the HOA.

3. TREATMENT OF STAND BOUNDARIES

It is appreciated that the diverse nature of single residential neighbourhoods will lead to a

variety of treatments to the street boundary. Every effort must be made to avoid the hostile

“canyon like” effect that high solid walls along streets, causes in many residential areas. The

HOA does acknowledge that our Estate has a substantial contour fall towards the South

West and this has a significant impact on boundary walls and privacy from your neighbours.

In order to enhance privacy, the appearance of sidewalks and the street scenery of the

general Estate, the following guidelines will apply.

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3.1 Street Boundary

The street facing boundary, also defined as the entrance to the house, must be

completely open with no boundary walls within the five (5) meter restricted area.

All street facing boundary walls on the 5m restricted line can be a minimum height

of 1.4 meters from the inside of your stand, but not more than 2 meters. In the

event where your stand has a contour fall of more than three (3) meters, the HOA

will assess it on an individual basis. No structures or prohibited materials will be

allowed (see Section 6).

3.2 Side Space and Back Boundaries

The side and back walls between properties must be a minimum height of 1.8m from

the inside of your stand. The HOA will assess the wall height on an individual basis

where the contours fall of a stand is in excess of three (3) meter across the site. The

HOA will decide at its own discretion if the proposed wall height is suitable and does

not impact negatively on the neighbouring properties and the Estate as a whole. The

last five (5) meter adjacent to the street boundary (side space) may be separated by

a landscape retaining wall, not more than 600 mm wall height. The design is subject

to the HOA approval. No structures or prohibited materials will be allowed (see

Section 6) in the side spaces or boundary walls.

3.4 Natural Ground Height (“NGH”) Treatment in Design

Foundations

The HOA does realise that the Estate has a significant slope towards the South West.

If a single storey dwelling elevates the foundation more than 800 mm above the

natural ground height (“NGH”) of the stand, the same rules as for a double storey

dwelling will be applicable. The first floor/ground level will be treated in the same

manner as the second floor and will require obscure or sand blasted windows. See

point 4.4 for more details on spaces overlooking your neighbours.

Landfill

Stand owners are prohibited to landfill more than 600 mm and garden levels should

be kept at the NGH as far as possible. Only in extreme cases will the HOA grant

permission to exceed the maximum of 600 mm, provided that it has no negative

impact on the surrounding neighbours.

Please contact your neighbour first before changes are made on all existing

boundary walls. Please be mindful that some of the boundary walls are 100% built in

the stand of your neighbour and also paid for by the stand owner. Permission or an

agreement on compensation must first be obtained from the owner before any

alterations can be made to the existing wall.

All cost and impact of any landfill on existing boundary walls, such as, but not limited

to, increasing the boundary wall height, change a standard 220 mm boundary wall to

a retaining wall, damage to neighbours gardens, etc. will be for the cost of the party

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responsible for the change. An engineer’s report will be required on boundary walls

exceeding the 2 meter wall height and where landfill is more than 600 mm.

The party responsible for the modification of the existing boundary wall is

responsible to provide a finished plastered wall on the side of the neighbours.

Stands 19 and 29 will be negatively impacted by the landfill of Stand 18 that was

approved before September 2013. The HOA will work closely together with these

owners and will approve the plans on individual merits that might not be 100% in

line of the existing Building Guidelines.

Excavation

Excavation of more than 1 000 mm must be clearly indicated on all plans. Drainage

and waterproofing must be addressed in the design as well as retaining walls on

both the dwelling and the boundary walls.

Any amendments made to the boundaries and/or approved building plans during the

construction process must first be approved by the HOA. In the event where approval wasn’t

obtained and (if applicable) the neighbour(s) or the HOA is not willing to provide consent for

the change(s), the owner will be responsible for mending it as per the original approved

drawings. The HOA will not be held responsible for any additional cost that the owner might

accrue in rectifying the building to adhere to the original approved building plans. The HOA

will inform the Building Inspector and the owner will be asked to stop all building activities as

per Notice 6.

4. BUILDING DESIGN GUIDELINES

4.1 All plans must be prepared by a registered SACAP architect/ architectural

technologist/ draftsman. Plans for approval must first be submitted to the HOAs’

Aesthetics Committee. Only after the HOA approval has been obtained can the plans

be submitted to the local authority. It is the owners’ responsibility to ensure that all

plans are submitted and approved by both authorities prior to construction. All plans

must be drawn on a scale of 1:100 and printed on an A3 or A1 page size. Plans drawn

or printed on any other scale will not be accepted. It is the architect/ architectural

technologist/ draftsman’s responsibility to ensure to all plans adheres to SANS

regulation, include engineer drawings and if needed includes a rational design for

additional windows.

4.2 Home owners are requested to take into account your neighbour’s privacy. Large

balconies on the second floor are only allowed at the street facing side of your

stand and must be closed off by a screen wall on either side overlooking the

neighbours.

4.3 The Northern side of a dwelling in the Estate will be regarded as private living space.

In the design of entertainment areas such as Patio’s, Braai Areas, Balconies etc. one

should take into account the placement of your neighbours bedrooms and consider

the noise disturbance.

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4.4 All bathroom and cloakroom windows are required to have either obscured, frosted

or stained glass if positioned below the 2.1m height as measured from the finished

floor level of the relevant room.

4.5 It is recommended that all living spaces (e.g. pyjama lounge, study, family room etc),

excluding bedrooms, on the second floor do not overlook the neighbours. In the

event where any of the living spaces and bedrooms does overlook the neighbours,

the following rules will be applicable:

If the window is on the relevant building line and the window is a maximum

width of 900 mm (including the frame), no obscured glass will be required

provided that:

a) the room does not consist of more than two (2) windows;

b) maximum width of each window is 900 mm (including the frame);

c) a solid wall, minimum width of 900 mm, separates the two windows;

d) it’s not a bathroom, guest W/C or utility window; and

North and street facing window on the second floor should comply with SANS

regulations and is not limited to the 900 mm rule.

Any amendments made to the window schedule during the building process

must first be approved by the HOA. In the event where approval wasn’t

obtained and (if applicable) the neighbour(s) is not willing to provide consent

for the change, the window(s) must be removed and replaced as per the original

approved drawings. The HOA will not be held responsible for any additional cost

that the owner might accrue in rectifying the building to adhere to the original

approved building plans.

4.5 No staff accommodation must be nearer to the street than the main building unless

contained under the same roof or integrated into the overall design.

4.6 Staff accommodation and kitchen areas must open onto screened yards or enclosed

patio/stoep areas.

4.7 Outbuildings and additions must match the original building design in style, elevation

and material usage. All plans must indicate at least one double enclosed garage and

this must be built in conjunction with the original dwelling. No flat roofed carports

or garages will be permitted or any other steel carports or any similar construction.

No construction will be allowed outside the building lines as set out in Point 2.2.

4.8 Yard and screen walls, entrance and side gates must compliment the basic materials

off the buildings and be indicated on the plans. As far as possible one should use

galvanised steel.

4.9 No dog kennels, caravans, boats or trailers are to be visible from the road and may

not be placed in the restricted side space (building lines). It must be positioned in

such a manner that it does not affect the amenities of the neighbours and does not

detract from the aesthetics of the Estate.

4.10 No pre-fabricated garden sheds or “wendy houses” will be allowed on the Estate.

This includes conservatories and greenhouses. Storage units must be incorporated

into the original design of the house.

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4.11 No shade netting may be used for carports or any other coverage.

4.12 Awnings, TV aerials, air conditioning units, solar panels, heating pumps and other

items which do not form part of the basic structure are to be clearly shown and

annotated on all plans.

4.13 All plumbing and washing lines must be fully screened and not be visible from the

street elevations. No temporary washing lines may be erected after the necessary

certificates were issued. Boundary walls and balustrades are not be used as washing

lines. The owner will receive a fine.

5. APPROVED BUILDING MATERIALS AND DESIGN STYLES

The Homeowner undertakes to comply with the approved building materials as set out

below in its entirety. Legal action will be taken towards Homeowners that do not comply.

Sectional Titles: A resolution from the applicant, detailing an acceptable uniform product,

must be received and approved prior to acceptance of any patio/porch/stoep treatments on

the sectional title properties. The individual Home Owners Associations/Body Corporates for

the sectional title properties must first provide approval before submitting to the HOA of the

Estate.

5.1 Roof Coverings

Please take note that your roof pitch must be between a minimum of 30₀ and a maximum of

45₀. No relaxation on the roof pitch will be given by the HOA. As a matter of caution: Please

communicate to your roof installer that we have a high wind factor in the Estate.

The following roof coverings will be allowed:

Concrete roof tiles (Monier Coverland, Marley, Infraset etc.)

Natural slate roof tiles (Mazista or similar)

Fibre cement roof tiles (Everite)

Harvey roof tiles

Flat concrete roofs: No garages are allowed to have flat concrete roofs. Concrete

roofs can only be used as part of the overall roof design to enhance the American

Colonial roof design. Flat roofs are not allowed to be covered in silver paint or any

other reflecting materials. It must be painted in the same colour as the roof tiles.

All exposed part of the roof structure must be in the same colour as selected roof

tile.

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Note: No roof sheeting or variation of it will be allowed. Only the above mentioned roof

coverings are permitted. No permission will be given for any other type of roofing and no

exception will be made.

The following roof colours will be allowed: (samples must be presented for approval)

All shades of Grey & Charcoal & Black (Preferred Colours)

Dark Brown & Rustic Brown

Slate & Antique Slate & Rustic Slate

5.2 Structural Walls and Screen Walls

The following wall finishes will be allowed:

Plaster and paint (smooth or textured)

Coloured cemcrete*

Bagging and paint

Nutec Building Planks (popularly known as Vermont)

Face Brick (see point 5.2.1)

Red Face Brick (see point 5.2.1)

Stone and Stone Cladding

* No external raw cement/concrete walls will be allowed or any external exposed stock

bricks. All stock brick walls to be plastered.

5.2.1 Approved Wall Colours

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The above colour chart is an indication of the basic colours that the HOA will allow. Your

colour scheme should reflect earth colours. No red painted walls or any other bright colour

on the external walls of your home is permitted.

5.2.2 Face Bricks

The following face brick colours or similar to the below will be considered by the HOA:

Red Face Brick will be considered in combination with plastered walls. As for accent and

foundation walls, the following bricks can be used:

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No face brick with a pink, orange or dark brown undertone will be approved.

5.3 Windows

American Colonial designed houses are known for their long narrow window design. Only

aluminium (natural, bronze, white and black), timber framed (stained in any natural wood

colour or white) and UPVC (wood look alike or white) windows will be allowed. Any of the

window design styles as set out below will be acceptable.

5.4 Architectural Elements and Details

5.4.1 The building design style of the Estate is American Colonial.

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Below typical characteristics of the different American Colonial designs:

5.4.2 The following TWO design elements are typical of American Colonial and must

be in the design and visible from the street facing side of the property:

1) Horizontal building planks

(“Siding”). It can be in

plaster, Nutec board or

wood.

2) Exposed functional or ornamental trusses on

gables, doorways or stoep openings. It can

be in wood, steel or plaster.

Please take note that gates and ducts covers do not count for “Horizontal building

plank” must have design element.

5.4.3 A THIRD element from the list below, must be incorporated into the design:

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Horizontal brick strip panels in red face brick Semi arched windows and openings

Two chimneys above each end Cornice and Shutter design

Dormer Designs Exterior Window Shutter Designs

Bay Window Design

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5.5 Balustrades

The Estate focuses on low maintenance materials. It is advisable to install galvanized,

glass or stainless steel balustrades. If any other materials are used, please obtain

approval from the HOA.

5.6 Landscaping & Site Planning

5.6.1 All driveways to be fully paved. Only clay brick paving, interlocking, bevel or coble

stone paving will be allowed. No in-situ concrete paving, tar surfaces, broken bricks,

stock bricks or any other form of landscaping blocks will be permitted to cover

driveways, patios or other open areas visible from the street.

5.6.2 The use of hedgerows is recommended and the planting of indigenous trees and

shrubs is encouraged where possible.

5.6.3 All landscaping at the street facing side of the stand must be completed before

applying for an Aesthetics certificate.

5.7 Energy Saving

5.7.1 Solar Panels & Heating Pumps

No tube solar systems will be permitted, only solid Solar panels to be integrated into

the design as per SANS regulation. As far as possible, geysers must be inside the roof,

enclosed cover or not be visible from the street.

Special attention must be given to the placement of heating pumps as they can

cause noise disturbance and must be clearly marked on the site plan. If any pool-,

heating- or water feature pump is facing the northern side of your neighbours, you

would be required to place it in an insulated sound proof chamber.

5.7.2 Water tanks

Tanks should be placed unobtrusively and be integrated within the general Aesthetic

of the building. Water tanks are not allowed to be visible to the neighbours from

NGH or from the street. Where such tanks are used it should be covered/obscured

to the satisfaction of the HOA and should be painted the same colour as the exterior

walls. All pipes to be hidden in ducts and not visible from the street or your

neighbours. Installing water tanks without the permission of the HOA will lead to a

monthly fine of R500 under such time that approval is obtained or the tank is

removed.

5.7.3 Wind Turbines

Only when the location of the site within the Estate is conducive to effective use of

wind turbines and the amenities of the adjoining and adjacent properties are not

detrimentally affected, will it be allowed at the discretion of the HOA. Please seek

approval from the HOA before installation.

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5.7.4 Generators

All generators must be installed in an insulated sound proof chamber and not be

visible or audible from outside the particular property. The placement of the

generator must be clearly indicated on your site plan. Not adhering to the rules will

lead to a fine.

5.9 Alternative building construction

The HOA acknowledge that there are currently several new innovated alternative

building construction methods and materials available on the market such as light

steel frame building systems.

Please take note that the building system must be:

SABS approved.

NHBRC approved.

Must qualify for financing by major banks and financial institutions.

Must be approved by local municipal authority

An application must include a full specification sheet of the material to be used and a

brochure of the system supplier.

The HOA reserves the right to approve or to remove any such building systems from

their approval list should it be found that any such systems have inherent defects

which may result in negative long term structural integrity of any of these alternative

building systems. No log, space frame or prefabricate house will be allowed in the

Estate.

5.10 Security

Although the HOA, together with the appointed security company are trying to

ensure your safety and security to the best of their abilities, an alarm system with

outside security beams is advisable. Only Perspex burglar bars (clear view) and clear

trellises are permitted in the Estate. Any security gates should be fitted on the inside

of the house and not be visible from the street. No patio/stoep areas are allowed to

be closed with steel burglar bars or trellises. An unauthorised installation needs to

be removed at the cost of the owner and a weekly penalty will be imposed until such

time that the unauthorised installation is removed.

6. PROHIBITED BUILDING MATERIALS

The main focus of the Estate is to encourage low maintenance and durable materials that

are aesthetical pleasing. The following building materials are prohibited and may not be

used at all:

Unpainted plaster / Raw Concrete

No precast concrete walls

All external exposed walls must be face brick or plastered and painted or semcrete

or similar finish.

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Unpainted reflective metal roof sheeting or any deviation of it

Wood panel fencing, including but not limited to picket fencing.

Thatch roof lapa’s

Shade netting in any form

Material covered gazebo’s

No wooden pergola’s

No wooden/steel slate window coverings

No prefabricated or log homes

No steel painted balustrades serving as retaining walls

No carports that do not form part of the design of the house with a pitch roof

No louvre roof systems or any other flat roofs

No flat roof/cover patio entertainment areas that do not form part of the overall

design of the house

No make shift umbrellas or shade coverings

No plastic or homemade shade or cover constructions

No fibre glass covers

Note: This is not a comprehensive, all inclusive list. Consult with the HOA on any

materials before design submission.

7. CONSTRUCTION ACTIVITIES

Please ensure that you as the Owner, together with your appointed Contractor familiarise

yourself with the Contractors & Builders Guideline as set out in Annexure B (Available on the

Rietvlei Ridge Country Estate web site) before construction commences. Also take note of

Important Notices. No construction will be allowed in the Estate before the following

documentation is not provided to the Estate Manager:

(i) A copy of the approved plans by the City of Tshwane and the HOA

(ii) NHBRC enrolment certificate for the Stand

(iii) NHBRC certificate of builder

(iv) Proof of water connection

(v) Toilet and shed must be installed on the first day of construction and enclosed

The owner should arrange a meeting with the Estate Manager

(estatemanager@rietvleiridge.co.za) to sign the document Contractors & Builders Guidelines

(Annexure B) before building can commence.

Access to the Estate will be denied if the above is not adhered to.

8. UPKEEPAND RENOVATION OF EXISTING PROPERTIES

8.1 The upkeep and maintenance of your property is important to ensure that all houses

in the Estate continue to add to the economical value of your investment. The HOA

reserve the right to issue the home owner with a notice for exterior upkeep (such as,

but not limited to painting, replacement of plaster, removal of unsightly building

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materials, fixing broken roof tiles etc.). The home owner will have a maximum period

of six (6) month to rectify the exterior problem. Should the home owner fail to

adhere to the notice in the six (6) month period, a penalty fee of R2 500 per month,

additional to the standard Estate levy will be charged on a monthly basis. The HOA

reserves the right to asses each case on merit and waive or enforce the penalty.

8.2 All exterior renovations must be approved by the HOA. Please take note that any

constructional changes to your existing property must be accompanied by

architectural drawings. Building plans must be submitted for any extensions and

constructional changes. The submission process must be followed as set out in this

document. Should the home owner fail to seek the necessary approval, the HOA will

enforce penalties and notify the local municipal authority of the illegal construction.

The penalty will be double the value of the monthly Estate levy, charged every

months or part thereof until the approval documentation is submitted to the HOA.

After a six month period is will be the maximum penalty of R5 000 per month.

8.3 Enclosure of patios is also deemed as renovations and adds additional square

footage to your property. Plans must be submitted to the HOA and Council.

8.4 The HOA will be responsible for the maintenance of:

The street cobble stone;

Side walk paving;

Special street lights;

Guardhouse at the entrance of the Estate;

Clubhouse;

Swimming Pool;

Park Area and

Communal gardens.

9. GENERAL INFORMATION AND USEFULL TIPS

9.1 Before designing your house, please obtain a copy of your title deed and familiarise

yourself with any servitude conditions that might be applicable to your stand. You

can obtain a copy of your title deed from your Bank (if you have a bond register) or

the attorneys that handled the transfer. The Geological report of the Estate can be

found on the Estates web-page.

9.2 To ensure that you receive the correct Estate Plan Layout from the Municipality of

Tswhane (Centurion) you can quote the following GIS key for dorp Rietvlei,

09510015. This layout will provide you with the correct measurements for your erf

and an important document to provide to your architect or draftsman.

9.3 Familiarise yourself with your stand’s size and layout. Ensure that your

architect/draftsman designs your house according to the Estate guidelines. There is

a no tolerance policy toward designs that do not adhere to the guidelines set out in

this document.

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9.4 When designing your foundation, please take note that we do have high levels of

damp in the Estate and the engineer should make provision for it.

9.5 As a matter of caution, please mention to your roof installer that we have a strong

wind factor and roof tiles should be safely secured.

Please also take note of the wind factor during the construction process. Ensure that

all building materials and sheds are safely secured. In the past sheds did blow away

and caused damage to neighbouring properties.

9.6 No dumping of garden, household or building rubble is permitted on empty stands

or open spaces in the Estate. It will carry the maximum penalty of R5 000. Respect

your neighbours and the environment.

10. BUILDING PLAN SUBMISSION

The following must be adhered to before building plans will be considered for inspection:

10.1 A non-refundable plan approval fee of R3800 per stand escalated at 8% per annum

(1 January 2017) to the HOA on first round screening of plans. Payment can be made

to the following bank account:

BANKING DETAILS:

HOA Rietvlei Ridge (Pretor)

Bank: First National Bank, Pretoria

Branch Code: 251445

Account Number: 51424279408

Ref. No.: SRIR42005X

Proof of payment must be emailed to:

aesthetics@rietvleiridge.co.za estatemanager@rietvleiridge.co.za jolenej@pretor.co.za

Please include your stand number in the email to ensure that we allocate it to the correct account.

10.2 Submission Process

Step 1: First Submission (Scrutiny 1 & 2)

Please submit: One colour copy of your plans, signed by the

owner and the architect: These plans should be as per the formal

check list and window schedule, 3D’s and evaluations should be

included.

One copy should be delivered to the Guard House of the Estate and also emailed to Aesthetics Committee:

aesthetics@rietvleiridge.co.za

Fee

payable off

R3800

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Please see Annexure A for submission dates. Plans can only be

emailed on the dates as per Annexure A. Any plans randomly

received via email will be deleted by the Aesthetics Committee.

The HOA will review the plan in 5 business days from submission

date. If needed, the Aesthetics Committee will advise on changes

to be made or approve for finale submission.

Please take note that the Aesthetics Committee will not be liable

for any plans that get lost, damaged or stolen. The Aesthetics

Committee is only responsible to keep the final approved plan on

file for the HOA’s records. All previous plans submitted to

Aesthetics Committee will be destroyed.

Note: If the plans are incorrect and resubmitted more than 2

times an additional fee off R750 per resubmission will be

payable.

The Aesthetics Committee will not print any plans or

documentation on behalf of the relevant parties.

Step 2: Final Submission

If no changes are required, please submit the final drawings for

approval and to be stamped by Aesthetics Committee. The

Committee have 5 business days to stamp and official process the

plans.

You should submit:

2 black and white copies

2 colour copies

3D rendered copy, indicating the correct materials and

colour scheme

The Aesthetics Committee will keep 1 colour copy and 1 3D

rendered copy for the HOA records.

No Fee

payable

Step 3: Submit to council for approval

Please provide the Estate Manager with proof of council approval

of plans before building may commence.

Fees

payable to

council

Final inspection is mandatory for moving-in. Please arrange a date for final inspection with

Aesthetics Committee as per Section 11 of the guidelines.

10.3 Resubmission of “As Build Plans”

The Aesthetic Committee do realise that during the building process changes may occur. It is

important that all changes should be according to the building guidelines and must be

approved by the Aesthetic committee. Changes without approval are done on own risk and

the Aesthetic Committee is under no obligation to accept these changes. The owner will be

liable for all cost to rectify the building as per the approved plans.

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The same process should be followed as set out in Steps 1-3 for resubmission of revised

plans. An additional cost of R1500 will be charged for resubmission.

The resubmission should be accompanied with the following documentation:

1) First page of the application form

2) Declaration Letter from the Architect or Draftsman, indicating and specifying all the

changes made to the approved plans

3) The new plans

4) Proof of payment for the amount.

No plans will be accepted without the correct documentation. Same dates are applicable as

per Annexure A. The Committee will not print any documentation on behalf of the owner or

any other relevant parties.

11. FINAL AESTHETIC INSPECTION:

Final Aesthetic inspection is done to ensure that all dwellings are as per the approved plans

before the building performance deposit can be refunded. Take note that the Aesthetic

Committee is mainly available after hours and over weekends. A minimum of 5 business

days’ notice should be given to the Committee. All appointments must be scheduled via e-

mail and proof of payment must accompany the request. A fee of R1 300 is payable per

inspection.

On requesting final inspection please note the following:

The dwelling must be the same as the approved plans on file at the Aesthetics Committee. If

not, revised plans must be submitted to Aesthetics Committee. The owner would need to

make the necessary correction according to the original approved plan and the HOA will not

be liable for any additional cost.

All elevations, balconies, windows, roof and boundary walls must be as approved plans and

all finishes must be complete and neat. Street facing landscaping should be complete before

inspection is requested.

If the dwelling deviates from the approved plans “as built” plans must be submitted for

approval by the committee depicting all variations. A resubmission fee of R1500 will be

charged.

A fee of R1 300-00 will be charged before any inspection and is payable before Aesthetics

Committee go out to the site. Please use the banking details as set out in Section 10 of the

guidelines.

The building has to be complete to such an extent that the owner can move into the house,

the intention is that all building activity has been completed and all contractors are off the

estate.

All rooms must be complete and finished.

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Should additional inspection(s) be required a fee of R500 will be payable.

Please note that final aesthetic inspection has nothing to do with the Certificate of Occupancy of the

City of Tshwane. The Building Inspector will not issue a Certificate of Occupancy without proof of the

Aesthetics Certificate. If the home owner wants to move in earlier, special permission can be

obtained from the HOA. Please do not move in without consulting with the HOA, this might result

into an Eviction Order and penalties.

In the event whereby an Owner would like to sell the property, but no Aesthetics Certificate was

obtained, the HOA reserves the right to refuse the issuing of a clearance certificate by Pretor until

such time that the relevant certificate is obtained and the building adheres to the approved

aesthetics building plans.

As from 1 April 2017, the following penalties will be applicable if the owner/tenant moves in without

obtaining an Aesthetics Certificate:

0 to 3 months after moving in Zero penalties

4 to 6 months after moving in R900 per month

7 to 9 months after moving in R1800 per month and no refund of

building deposit

10 to 12 months after moving in R3600 per month and no refund of

building deposit

12 months or more R5000 per month and no refund of

building deposit.

13. CERTIFICATE OF OCCUPANCY

City of Tshwane

An Occupation Certificate is compulsory for every building before occupation, as required by the

National Building Regulations and Building Standards Act (1977). This is to show that all

requirements have been met and to safeguard the owner. It is against the law to move into a

property without 1) a full set of approved plans / planning permission from Council and 2) a

Certificate of Occupancy. An illegal / uninspected building is not insured and can lead to substantial

losses in the event of fire / flood etc. A property owner can be fined up to R1000 per day for not

complying with the Act.

To obtain a Certificate of Occupancy from the City of Tshwane, please obtain the following

documentation:

a) Approved building plans from the Municipality, plus any documentation from Town

Planning regarding rezoning, building line relaxation, consent etc., and if necessary,

an approved Site Development Plan (SDP).

b) Completion Certificate from a registered structural / civil engineer – this is for the

foundations, concrete slabs, staircases, wooden / suspended floors, steel work,

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roofs, freestanding walls over 2.0 meters in height, swimming pool and all structures

built without prior planning permission. (Original document required, no copies)

c) Certificate (Roof Truss) – your truss supplier / installer should provide you with

certification; alternatively consult your engineer to include it in the structural

engineering certificate.

d) IOPSA Certificate of Compliance (Institute of Plumbing South Africa) – this is

required for all plumbing / drainage / sewerage work. It can only be issued by a

registered plumber. (Original document required, no copies)

e) Glazing/Window Certificate – your glazier will supply you with Certification.

f) Electrical Certificate of Compliance – this can only be issued by a registered

Electrician.

g) Your draftsperson/architect to complete the necessary council form(s). (Original

document (s) required, no copies)

h) Aesthetics Certificate issued by the HOA

1. Contact the building inspector between 07:00 am and 08:00 am to arrange an appointment

(012) 358 3412. Please have your approved plan reference number with you when booking

the inspection.

2. Once the building inspector did the site visit he will issue you either a temporary certificate

of occupancy or full compliance certificate of occupancy. Temporary indicating that there

are certain aspects of your building that are/was not according to the building regulations

and need to be rectified in a certain number of days.

3. Once you have obtained a certificate of occupancy you would need to collect it from the

Town Planning Offices at Centurion Municipality. They will issue a duplicate certificate. You

need to hand-in one copy at the Rates and Taxes counter in the main building. This will

ensure that they convert your property from an empty stand to a residential house. The

necessary amendments will be made to your City of Tshwane account.

Please provide a copy of the Aesthetics Certificate and Certificate of Occupancy from the City of

Tshwane to the Estate Manager for HOA records.

13. TERMS & CONDICTIONS

13.1 Aesthetics committee is responsible for the following:

o Receipt of building plans.

o Ensuring that building performance deposits are paid.

o Seeing that the Architectural Guidelines are adhered to.

o Scrutinizing the plans, building lines, boundary walls, privacy factor etc.

o Arranging for plans to be revised when necessary.

o Approving plans once they are aesthetically and structurally correct.

13.2 A Building performance deposit of R10 000 (Ten Thousand Rand) must also be paid to the

HOA and it will be held in trust (*interest free) by the HOA. The deposit should be paid to

Pretor and same account and reference should be used as per your monthly levy statement.

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13.3 The deposit amount will be used in the event if there is a breach of non performance to

remove rubble or make good any damage caused by the contractor or his sub-contractors or

suppliers, including kerbing, landscaping, community services, roads, irrigation etc. and for

any outstanding spot fines.

13.4 The building performance deposit shall be released subject to the submission to the

Architect of a Local Authority’s Certificate of completion and occupancy and shall only be

refunded within 14 days once all the above documents are correctly completed and

submitted. The HOA is not to release the deposit without the approval, stamp and signature

of the Architects.

13.5 The HOA reserves the right to prevent the occupation of any houses if the above is not fully

adhered with.

13.6 All plans necessary for City Council approval must be submitted together with an extra 3D

rendered paper copy to be kept for record purposes by the HOA. Plan approval fees for the

City Council are for the owner’s own account.

13.7 A signed copy of these guidelines by the owner of the erf is to be submitted before building

can commence.

14. ACKNOWLEDGEMENT OF BUILDING GUIDELINES

The above document is fully understood and the Owner, Architect/ Draftsman, and Builder

or any other party involved 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-contractors employed by the

Contractor, and any suppliers to either contractors, sub-contractors or owners.

In the case where the property is sold or leased, the seller or Lessor must ensure that the

buyer or lessee receives a copy of these guidelines and that is binding on the buyer or lessee.

OWNER NAME

WITNESS NAME

STAND NUMBER DATE

BUSINESS TELEPHONE NUMBER RESIDENTIAL TELEPHONE NUMBER

CELLULAR NUMBER FAX NUMBER / E-MAIL

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ACCEPTANCE OF BUILDING GUIDELINES AND

RULES AND REGULATIONS

RIETVLEI RIDGE COUNTRY ESTATE

This certificate must be handed in, with all the building plans, for approval by the HOA and the

appointed architects, Aesthetics Committee Architects, before submitting to the Local Authority for

approval.

The Owner/Company must complete the following information.

Stand No Street No Street Name

Owner/Company Main Contractor

Contact Person Name of

Contractor

Contact Tel. No. Contractor Tel. No.

* Please complete with a black pen

I, ………………………………………….. (Owner/Company Representative) hereby agree with the Terms and

Conditions as set out in the HOA Rules and Regulations pertaining to the Building Regulations and

the Conduct of Contractors, furthermore I certify that the information supplied is correct.

Owner/Company Representative Date

Signature Date

Aesthetics Committee

Note: No construction may commence unless:

The water connection is installed on site.

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An approved toilet has been installed in a position as approved by the Estate

Manager. (Entrance to the toilet to be screened).

The Building Performance deposit of R10 000-00 (ten thousand rand) has been paid

into the trust account of the HOA, (which will be held interest free in trust). Only EFT

payments will be accepted and proof of payment must be forwarded to the relevant

parties as set out in this document.

All outstanding levies are paid.

One Contractors Board may be erected on the stand without obstructing any view.

Boards must be removed after completion of construction (no sub-contractor

boards are allowed).

The Estate Manager has inspected the site with the home owner and noted any

defects with roads, kerbs, paths and plants. (Any defects must be noted.)

DEFECT REPORT

The following defects were found on the stand or surrounding area.

Owner Estate Manager

Date Date

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ANNEXURE A: 2017 Aesthetic Submission dates

NOTE: THESE PLANS MUST BE SUBMITTED ON OR BEFORE 16:00 AS PER THE DATES BELOW.

16:00 19/01/2017 16:00 02/02/2017 16:00 16/02/2017 16:00 02/03/2017 16:00 16/03/2017 16:00 30/03/2017 16:00 06/04/2017 16:00 20/04/2017 16:00 04/05/2017 16:00 18/05/2017 16:00 01/06/2017 16:00 15/06/2017 16:00 29/06/2017 16:00 13/07/2017 16:00 27/07/2017 16:00 10/08/2017 16:00 24/08/2017 16:00 07/09/2017 16:00 21/09/2017 16:00 05/10/2017 16:00 19/10/2017 16:00 02/11/2017 16:00 16/11/2017 16:00 30/11/2017 16:00 07/12/2017

No final submissions will be accepted without a fully completed application form. This form can be downloaded from our website with all the relevant information. All consultations will be by appointment only. Queries will be handled via email only. Queries regarding the status of scrutinized plans are to be emailed to aesthetics@rietvleiridge.co.za. Random submissions will be deleted.

Please take note that the HOA is only responsible for the aesthetics.