Architectural Design at Willow Creek


Introduction


The purpose of these design guidelines is to encourage individual creativity within a unity of materials and finishes ensuring that the overall development harmonizes and creates a balanced lifestyle for all residents.


It is the aim of the professional team that the lifestyle reflected would represent that of the OLD TRANSVAAL STYLE. To achieve this, architectural guidelines have been drawn up as far as the use of materials, the treatment of boundaries and the landscaping is concerned.



History


OLD TRANSVAAL OR FARM STYLE

People settling in the various regions of the Transvaal in the 1900s were, to a large extent, dependent on local building materials. The land rich in building materials and had a vast array of stone namely granite, marble, sandstone and slate.


The building materials used during this period were mostly bricks or stone. The plinth’s were built in exposed bricks or stone and the wall finishes were plaster and bagging, washed with soft pastel colours. The openings in the walls were usually transformed into arch ways - due to the lack of steel reinforcing - and mostly contained only shutters.


The I-floor plan was associated with the ease of roof construction. The simpler the plan, the more straightforward the roof. With the high rainfall most vernacular buildings had pitched roofs. Saddle and hipped roofs were favoured with simple gables or parapet gabled wall-ends. Additions to houses were often lean-tos since roof spans were limited and complex pitched roof forms were avoided.


The 'stoep' was a popular component of Transvaal architecture. The simple patio on the front of the house developed into a covered porch, extending to the sides and eventually round the entire house, becoming known as the verandah house.


Verandahs often had timber posts. Once again, due to its vernacular suitability, it is encouraged that this Farm Style be adopted to modern applications with emphasis on the simple details and the proportioned relationship between the elements.


The idea is not to copy this style, but rather use the elements that made this style so distinctive. These elements should be adapted to a modern application to make it practical but still in harmony with the traditional character.


Town Planning Controls


No Erf shall be subdivided or rezoned.


Coverage


Maximum dwellings per Erf One
Maximum height 2 Storeys (excluding roof and loft rooms) or 8.5m from top of concrete slab level including the roof. Only on erven 1-9 / 27-37 / 68-79 / 80-90
Single storey dwellings Maximum coverage allowed will be 60%
Double storey dwellings The ground floor coverage of double dwellings shall not exceed 60% of the area of the stand and first floor shall not exceed 80% of the ground floor area.
Minimum size The house, including garages and outbuildings, shall not be less than 180m²

To comply with the rules and regulations of Rand Water Board: Wall enclosed garages will only be allowed where the natural contours on site is 1433,6 or above, therefore no elevated garages on stands below the 1433,6 contour, only roof covered open carports will be allowed.


Building Lines


Single storey dwellings 2m from the street's erf boundaries.
Double storey dwellings 2m from the street boundary for ground floor
2m from the street boundary for first floor
Side Spaces 2m from each side boundary
2m from each side boundary for first floor
Back Spaces 2m from the back boundary

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 cause in many residential areas. In order to enhance the appearance of sidewalks and the street scape of the general estate, the following guidelines will apply. Due to the Rules and Regulations of Rand Water Board, screen walls must allow floodwater to pass through below the contour level 1433,6. It is therefore advised to reduce screenwalls to the absolute necessary to screen dry yards SEE DETAIL


Street Boundary
The street boundary must be completely open with no boundary walls or fences within the 2m restriction area. Application may be made for the relaxation of this ruling, but only under the most extreme cases will it be granted.


Side Boundary
Side walls (only where absolutely necessary) to be a maximum of 1,8m high over the extent of the boundary except for the last 3m adjacent to the street boundary to be lowered to 1,2m.


Park Boundary
Erven with park boundaries must be completely open with no wall or fences within the 2m restriction area. In the case of a stand having more than two (2) park or street boundaries, application may be lodged for a relaxation of this rule.



Building Design Guidelines


The controlling authority for the development is the WILLOW CREEK RIVER DEVELOPMENTS HOME OWNERS ASSOCIATION (WCHOA) who will be responsible for the approval of all plans and buildings on behalf of the owners. The architects firm appointed by the ARCHCOM to act on their behalf and control the execution of the work on site is Geldenhuys & Jooste.


Geldenhuys & Jooste are the only approved architects for the development and can be contacted on
Humphries Jooste: +27 016 455 3453/4
hjooste@intekom.co.za


All plans must be submitted for approval to the WCHOA. Only after this approval has been obtained can the plans be submitted to the local authority. (Rand Water). It is the owners’ responsibility to ensure that all plans are submitted and approved by both authorities prior to construction.

  • The privacy of surrounding properties must be considered. As a general rule no windows or balconies on the upper storey should overlook the living space of the adjacent dwelling except from non-habitable rooms.
  • 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.
  • Staff accommodation and kitchen areas must open onto screened yards.
  • Outbuildings and additions must match the original building design in style, elevation and material usage and preferably be incorporated as a whole into the design of the house instead of a free standing building.
  • Roofs are simple in design, isolated and no complex roof interfaces will be permitted. Roofs with open glass gable ends are encouraged. Roofs over different plan forms must be isolated and connected with secondary flat roofs. Flat roofs are permitted but must not form the predominant portion of the roof. Flat roofs must have a parapet that surrounds the entire flat area.
    Main roof pitch : 27° and / or 45°
    Carport / garage : 27°
    Covered stoep : 17,5°
    Covered patio : Under main roof structure
    Add covered patio : Polycarbonate wood & steel structure to DETAIL
  • No flat roofed carports will be permitted or any other steel flat roofs.
  • Yard and screen walls must complement the basic materials of the buildings and be indicated on the plans.
  • No caravans, boats or trailers are to be visible from the road and may not be placed in the restricted side space (buildings lines).
  • No pre-fabricated garden sheds or wendy houses will be allowed on the Estate.
  • No shade netting may be used for carports or any other coverage.
  • Solar heating panels, if used, should be incorporated into the building and form part of the basic structure and should be clearly shown and annotated on the approval drawings. It may not be visible on the street elevation.
  • Awnings, TV aerials, air-conditioning units and other items, which do not form part of the basic structure, are to be clearly shown and annotated on the approval drawing.
  • Brick or lightweight timber columns are allowed.
  • All external exposed floor finishes to be timber decking. Ex. Front door & patio areas
  • Walls – the following are permitted: smooth plaster and paint textured plaster and paint (sample to be approved by HOA ) stone walls and plinths

Wall colours must be earthy colours selected from the following colour palette. All colours are selected from Plascon but the equivalent of any other approved manufacturer may be used:



D13-3 Cream of Mushroom D14-3 Golden Pop
D15-4 Sasquatch D14-4 Camel hair
D15-5 Friar D14-5 Stuffing
D14-6 Havanna D14-6 Havana
   
C15-3 French Fry D12-3 Mocha Cream
C15-4 Frites D12-4 Milky Tea
C15-5 Radar Range D12-5 Chocolate Coffee
C15-6 Revenge D12-7 Chestnut
C15-7 Chutney  

A combination, to the limit of two colours, within the same colour range may be used. No colour ranges are allowed to be mixed. It is recommended that the complimentary dark colour of the selected range, be used for isolated elements such as chimneys or recesses or an isolated wall plane. Sandstone plinths is compulsory as a unifying element and may not be more than 25 % of the external wall surface (per façade).


  • All plumbing must be built into ducts and washing lines must be fully screened and not visible from the street elevations or any other elevations onto adjoining properties.
  • No deviations from the approved drawings will be permitted unless the deviation is resubmitted and approved in writing prior to construction.
  • In order to reduce inconvenience to neighbours as well as unsightliness, construction must proceed without lengthy interruptions and be handled in such a way that the end of each phase is aesthetically acceptable to the Home Owners Association.
  • The design of the dwelling unit and the entire stand must show sensitivity to the existing natural features, flora and topography. Permission must be obtained from the WCHOA/ARCHCOM before existing trees are removed All existing trees are to be indicated on the site plan. Surrounding structures and houses must be taken into account in the design process.

Prohibited building materials


The following building materials may NOT be used:

  • Unpainted plaster work.
  • Pre-cast concrete screen walls (any face-brick or plastered walls must be completed on both sides of the wall)
  • Unpainted reflective metal roof sheeting
  • Wooden panel fencing
  • Thatch roof lapas
  • Unpainted galvanized sheet metal flashing.