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Environmental Guidelines |
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Architectural Guidelines |
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These architectural guidelines
for Royal Ascot were originally
issued to developers and
contractors, many of the
requirements refer to the
original development phase.
However, many apply to
home-owners who may want to
alter or extend their homes.
Please keep in mind that these
guidelines are in addition to
those of your Home Owner's
Association, RAMPOA and the City
of Cape Town. |
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The main business of RAMPOA is to
carry on the promotion,
advancement and protection of
the interests of the members
from time to time and the
maintenance and control of the
fynbos reserve and public areas
within the development. |
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The guidelines contained in this
manual should be read in
conjunction with RAMPOA's
Constitution, and the
constitutions of the precincs Home Owners
Associations or Bodies Corporate. In the event of any
discrepancy between these
documents, RAMPOA's Constitution
shall take precedence. |
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All Site Development Plans are
to be submitted to RAMPOA for
approval. In the case of
alterations and additions by the
individual owners, plans are to
be submitted to the precinct HOA
or Body Corporate for
approval, before being submitted
to RAMPOA for approval. |
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Membership of the Association
shall be compulsory for every
registered owner of anl erf in
Royal Ascot and such membership
shall commence simultaneously
with the transfer of the
erf into the name
of the purchaser. |
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When a member ceases to be
registered owner of an erf, he shall
ipso facto cease to be a
member of the Association. |
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A member shall not transfer a
residential erf unless it is a
condition of the transfer that
the written consent of the
trustees of the Association has
been obtained, to ensure that
all outstanding levies have been
paid and that the Constitution
forms part of the sale
agreement. |
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[This section was originally
written for the Development
Phase, but has now been
rewritten to reflect current
requirements in terms of the
RAMPOA Constitution and the Land
Use Planning Ordinance, 1985.
Please note that the printed
copy has not been amended.] |
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Detailed drawings shall be
prepared so as to comply with
the conditions of the
architectural guidelines and
submitted to RAMPOA for
approval. For residential
properties, the plans must first
be approved by the respective
Home Owners Association or Body
Corporate. |
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No alterations to approved
plans, elevations and
specifications of residential or
commercial buildings may be made
without the written consent of
RAMPOA. |
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After the detailed drawings have
been stamped and endorsed by
RAMPOA, the endorsed drawings
shall be submitted by the owner
or his nominated representative
to the Council for its approval,
prior to construction. It is the
sole and final responsibility of
the Council to approve building
plans. |
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The rules and guidelines
contained herein shall also
apply to any alteration,
addition, renovation or external
redecoration undertaken. |
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The submitted drawings must
comply with the Council's
requirements for building plans.
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“Dwelling” means a
self-contained inter leading
group of rooms used only for the
living accommodation and housing
of a single family. |
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“Outbuilding” means a subsidiary
and single storied structure
used or intended to be used for
the housing of servants, the
garaging of motor vehicles and
for storage purposes, ordinarily
and reasonably required in
conjunction with the main
structure. |
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“Lateral boundary” or “ side
boundary” of an erf means a
boundary other than a street
boundary or a rear boundary. |
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“Street boundary” means the
boundary of an erf, which forms
the boundary of a street/road
reserve, as demarcated on the
subdivision plan. |
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“Rear boundary” in relation to a
site, means every boundary
thereof (other than a street
boundary) which is parallel to,
or is within 45 degrees of being
parallel to every street
boundary of such site or erf;
and which does not intersect a
street boundary. |
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Words importing the singular
shall include the plural and
vice a versa. |
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Apart from the requirements of
the Local Authorities, the
following information shall be
indicated on the detailed
drawings: |
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total floor area of dwelling |
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total floor areas of
outbuildings |
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proposed floor levels |
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stormwater management to be
coordinated with the overall
management plan |
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proposed elevations of dwellings
and outbuildings. The elevations
shall give a clear indication of
the exterior treatment of such,
the materials to be used and the
colour of roofs, walls and
boundary walls |
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a Landscape Master Plan, as
required by the Local Authority,
indicating all existing trees,
the trees to be removed and
those that will be retained |
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typical streetscape |
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entrance / gatehouse details |
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proposed development name, logo
and street names & signage |
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draft Home Owners / Body
Corporate Constitution |
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full services drawing indicating
all connections etc |
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proposed streetlighting layout
and specification |
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proposed paving details |
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It must be made clear that the
final plans shall be scrutinised
for endorsement by RAMPOA with final approval of
the Local Authority. |
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No items in the above shall be
construed as permitting the
contravention of the conditions
of title of any erf or by-laws
of the Local Authority. |
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All the above requirements apply
to the initial Site Development
Plan submission. Only applicable
details will be required for
alterations and additions. |
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(These requirements are in
addition to the Local
Authority’s building
regulations) |
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The Royal Ascot estate shall be
developed to reflect an
equestrian theme, by means of: |
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the names of each of the
separate developments being
named after, for example, famous
racecourses or famous horses, |
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road names, and |
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where demarcation of areas is
required without the use of
walling, ranch style fencing and
hedges are used. |
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The styles within the Estate
should be compatible and
harmonious, but not closely
repeated. |
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The various pockets of Group
Housing sites and Sectional
Title developments will each
have their own specific style of
architecture and design
criteria. A variety of
individual architectural designs
are allowed, for diversity and
interest, being French
Provencal, Tuscan, English
Colonial and Victorian designs.
No Cape Dutch with ornate
gables, curvy Sardinian
architecture or flat-roof houses
are permitted. Whilst there may
be similar architectural
elements between the Group and
Sectional Title land pockets,
these can be diversified, for
example, by means of having
Terracotta roofs and earthy
paint colours for a Tuscan feel,
whilst charcoal roofs and pastel
paint colours with white bands
would give a more Colonial
aspect. |
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The number of units per
development should be between 30
– 80 units, with sufficient open
landscape areas being provided. |
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Height Restrictions: |
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Group Housing no building
shall exceed two storeys, this
includes the incorporation of
possible lofts. |
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Sectional Title a maximum of
three storeys are allowed,
however this must be mixed with
two storey buildings, to create
a varied skyline and only two
storey adjacent to existing
properties adjacent to the
development. |
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Roofs: |
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No reflective roofing material
may be used. |
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Flat roofs to a maximum of 20%
of the building coverage will be
permitted but must be concealed
behind parapet walls on all
sides and generally confined to
outbuildings. |
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Roof pitches shall not be less
than 17 degrees. Flat roofs and
verandas excluded. |
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No thatch, fibre cement (unless
painted Victorian Profile), or
see-through sheets are
permitted. |
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No more that one type of roofing
material shall be visible from
any immediate street elevation. |
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Roof colours shall be
terracotta, Kalahari, grey,
charcoal, black or green ex La
Farge or equal approved. |
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Concrete roofs shall be covered
with brown stone chips/pebbles. |
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Dormers shall be limited to 50%
of the roof space and external
elevations shall be vertical.
(Vertical dimensions must exceed
horizontal dimensions). |
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External Colours and Finishes: |
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Wall colours shall be limited to
whites, earthy shades and light
pastels. Samples may be
requested. |
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The use of plaster mouldings is
encouraged. |
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Facebrick shall be permitted, in
conjunction with a minimum of
20% plaster bands and detailing. |
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No timber log/wendy house
buildings will be permitted. |
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Composite painted timber and
masonary buildings will be
permitted. |
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Boundary Walls and Fences: |
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Internal Precinct Walling: |
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All road facing walls to
complement the architectural
style, which can include wooden
ranch style fencing, hedges, low
boundary walling (columns and
cappings) and palisade fencing.
These may not exceed 1.8 metres
in height. If the walls are
required to be higher for
aesthetic reasons, or if
retaining walls are required,
these are to be approved the
review committee. |
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All yards shall be screened by a
wall of 1.8 metres high. |
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Staff toilets, if required,
shall lead onto the yard. |
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Washing lines shall be installed
in this area, and may not be
visible. |
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Yard walls shall be constructed
out of the same material as the
main building, to be finished
uniformly on both sides. |
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No pre-cast concrete walls shall
be permitted facing onto road
frontage. |
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Lateral internal boundaries may
include pre-cast walling, which
shall not exceed 1.8m in height. |
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External Precinct Walling: |
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Precinct boundary walling to
public road to be palisade /
plastered and painted masonary
walling. |
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No modifications or additions to
any external boundary
walls/palisade fences around the
Estate shall be permitted unless
it is for the purpose of
improving security and approval
has been obtained from the HOA
in writing. |
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All masonary walling is to be
plastered and painted. |
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Precinct boundaries to the
training track to be visually
permeable i.e. palisade fencing
but must prevent all access
(including pets). |
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External boundary walls are to
be constructed prior to
commencement of general building
operations. |
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General: |
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Awnings, TV aerials, external
blinds, and other items, which
do not form part of the basic
structure, should be clearly
shown and annotated. |
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TV aerials, satellite dishes,
antennas etc may no be attached
to any chimney or mast.
Preferably these should not be
visible from the road. |
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Solar heating panels, if used,
should be incorporated into the
buildings to form part of the
basic structure, should be
clearly shown and annotated, and
should not extend above the roof
profile. |
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Outbuildings and additions
should match the original design
and style, both in elevation and
material usage. |
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Lean-tos and temporary carports
will not be allowed. |
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Bargeboards, gable tiles or
gable walls must be used on
gable ends. |
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Windows and glass doors shall
have vertical proportions unless
behind verandas and/or patios. |
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Burglar bars are discouraged.
If, however, they are required,
design details to be submitted
to the HOA for approval. |
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All street facing and first
floor plumbing to be concealed. |
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Driveways must be constructed
over carriageway crossings.
Driveways and parking areas
visible from the public road
must be hardened. Tarmac is not
encouraged. Brick paving with
cobble edging is suggested,
inclusive of stone aggregate,
either loose or cemented. |
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Internal roads to be of premix,
with brick or cobble inserts. |
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No glass balustrades. |
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House Forms: |
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The forms of the dwellings shall
be rectangular and composite
rectangular. Curved forms are
discouraged unless designed for
architectural features. |
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Please Note: |
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Notwithstanding the fact that
the building plans may comply
with the above, the endorsement
of such plans shall be at the
sole discretion of RAMPOA, with final
approval by Council. |
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Nothing in the above shall be
constructed as permitting the
contravention of the Conditions
of title of any erf or By-Laws
of the Local Authority. |
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Purchasers are to note the
requirements in terms of the
zoning schemes relating to,
inter alia, open space etc.
Apart from the Design
Guidelines, all building plans
shall comply with the conditions
stipulated on the Approved
Development Framework / Site
Development Plans. |
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Building Lines: |
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All building lines are to be
negotiated with Council via
submission of the Site
Development Plan. |
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Residential access is only
permitted off internal precinct
roads. |
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For site environmental issues
the Construction Environmental
Management Plan must be
consulted. Developments or
building alterations that could
have an effect on the
environment (physically or
visually) must be referred to
the Environmental Management
Committee for before submission
to RAMPOA or the Council. |
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Before any construction
activities commence the
registered owner of an erf shall
pay a deposit to the Home Owners
Association or its Managing
Agent of R500 per residential
unit, up to a maximum of R20
000,00 per precinct. This amount
is not interest bearing and may be
amended from time to time. |
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On occupation of the dwelling,
or completion of the landscaping
contract, or final removal of
building rubble, or any other
activity where the Home Owners
Association might foresee a
threat of damage to its
property, (whichever of these
activities occur last), the
Verge Deposit will be refunded. |
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Undeveloped erven shall be kept
neat and tidy at all times by
the relevant landowner. |
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Where owners fail to adhere to
the above within 7 days of
written notice by the HOA, the
HOA may instruct its agents or
an outside contractor to carry
out the necessary work at the
owners expense. |
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