1. BACKGROUND TO THE CODE

The houses at Gowrie Farm have drawn their inspiration from the old farmhouses of the Midlands of KwaZulu-Natal.  Initially, the architecture of KwaZulu-Natal had influences from the Cape.  Later, a regional vernacular developed in response to the climate and the landscape.

The original farmhouses were simple, often rectangular houses of only a few rooms.  Over time, they were added to and the rooms record the growth with the bell-cast profile being prevalent and the main roof steeper than the lean-to verandah roofs.

A good example of a "fragmented" house

The majority of the farm houses were single-storey.  A few used the roof space for bedrooms and storage, getting light through dormer windows, but houses generally remained single-storey in nature.  The "lettered architecture" so prevalent in the Cape comes through stongly in the architecture of the Midlands as well.  This kind of architecture is sensible in climatic terms in the way it affords protection from the sun, the win and rain.

In designing houses on the properties at Gowrie Farm, the most important consideration should be to ensure warmth and light from the sun and protection from the north-west and south-east winds.  Views are important, but as important as the individual views, owners must take cogniscance of the view of other owners when designing their homes.   Designs must ensure that they are sensitive to the surrounding landscape and must take cogniscance of the slope of the land.  This applies particularly to those properties on Hillside Road, the properties on the eastern side of Waterford Road as well as Erven 268 to 272 on Dairy Road.

For an essay on the dealings with the interpretation of the code, click here.

2. FORM

The houses must have a primary or core space, with secondary lean-to spaces.  The houses are to conform to the "letters of the alphabet architecture", or variations of this.  Alternatively, they may be fragmented, which is encouraged.  No monolithic structures, as determined by the Review Committee, will be permitted.

The primary spaces may not exceed 6.2m in width (the width of primary spaces is measured to the width of the buildings).  Verandahs, with a minimum width of 2.4m are encouraged.  Verandahs may be enclosed with frameless glass.  Secondary spaces must be in proportion to the primary spaces.  The maximum width of the secondary spaces is 4m.

"Lettered" Architecture

Please note that the code is not to be seen as restrictive. In fact, it allows for variances on the basis of architectural merit. (See comments under clause 18. below).

3. HEIGHT

In single-storey houses, the wall plate height may not be lower than 3m.  In the case of houses with lofts, the maximum wall plate height shall be 4.2m high and the minimum height, measured to the top of the slab or floor, shall be not less than 3m.  In measuring the heights, wall plate height shall be measured from finished floor level.

It is important that when designing loft houses, that the final design is a "loft house" and not a disguised double-storey house.

The following houses shall be entitled to build single-storey with lofts.  The remaining houses shall all be single-storey:

OLD ERF No.	NEW ERF No.
7	266
31	235
32	236
45	267
56	256
57	257
58	258
59	259
63 - 91	268 - 296
95 - 122	300 - 325 & 327

In the case of houses being built on steep properties (and here, reference is made in particular to Erven 291 to 299 on Waterford Road, Erven 268 to 277 on Dairy Road and Erven 227 to 234 on Hillside Road) basements will be considered, if carefully integrated into the design and where the visual impact is kept to a minimum.  Houses on these erven must take cogniscance of the slope.

4. COVERAGE

The coverage of buildings on any of the properties at Gowrie Farm shall not exceed 30% of the total area of the property.  The total area of the buildings on any of the residential portions shall not exceed 40% of the area of the portion.  This means that on those sites of 1 600 square metres, the maximum coverage is 480 square metres and the maximum floor area is 640 square metres.  In calculating the coverage, verandahs, outbuildings and garages are included.  All houses must have a minimum of 50 square metres of verandahs.  Verandahs may be enclosed with frameless glass.  The maximum loft space is accordingly 160 square metres.

It should be noted that the Review Committee may only approve variations to this code, based on architectural merit.  However, the Review Committee is specifically precluded from relaxing the coverage restriction, in terms of the DFA approval.

5. PLACEMENT

Buildings must be placed on the property inside the building lines.  Click here to view a pdf version of the building lines for each property.

Relaxations to the building lines may be granted upon application to the Review Committee on the basis that such relaxation will not negatively impacton the neighbouring property or the estate as a whole.

In any decisions relating to the placement of the house on the property and the approval, the Review Committee's decision shall be final and binding upon the owner. No relaxation shall be given on the boundaries closest to the road access. Before commencing design work, architects must contact the Review Committee to obtain clarity on the relaxations which are allowed. All building lines have been reviewed, so as to increase the placement parcel for the houses.

Any person wanting a relaxation must apply to the Gowrie Farm Review Committee for such relaxation, failing which, the standard "no-build to" lines shall apply.

6. WALLS

External walls:

External walls shall be plastered, bag-washed or built of natural stone.  In the case of special incidents such as chimneys or plinths, stipple plaster or tyrolean finish may be used to enhance the portions and definition of the elements and houses.  In special instances, an approved "red-facebrick" may be used, if it is felt by the Review Committee that it will enhance the design of the house.

External wall colours:

Colours may be selected on the basis that you may not paint the house the same colour as the house on either side of you.  Should you wish to choose a colour which is not in the range specified, the colour may be submitted to the Review Committee.  If the Review Committee feels that the colour is compatible to the colours in the approved range, they may be entitled to add it to the list of approved colours.

The following wall colours have been approved:

* Plascon Range:	Abbey Stone (Code Y5-D1-4)
	My Magnolia (Code Y4-C2-2)
	Dry Gold (Code Y2-C2-1)
	Organdy (Code Y3-C2-1)

In addition to the Plascon Range, there is a Dulux Range, the details of which may be obtained from the Club House.

The colour of the Club House may also be used (Dulux Paint - Caramel Sands 2).

It is of concern to the Review Committee that colour variations are taking place on the exterior walls of houses at Gowrie Farm. The exteriors of homes must be painted with Plascon and/or Dekade paints only.  Details of the colours to be used are also available at the Club House.

Prior to commencing painting, a letter must be written to the Review Committee, advising what colour is to be used. This is to be approved by the Review Committee. In addition, a swatch of 6 square metres must be painted onto the wall of the house, to be checked by a representative of the Review Committee. Whilst the Review Committee understands that this places an additional burden on the owners, there is concern with the overall impact that the colour variations are having on the development as a whole.

Trim colours:

Dark trim colours which are compatible with the colours of the main walls are encouraged.  White should be used sparingly and must first be approved by the Review Committee before being utilised.

Garden walls:

Garden walls may be plastered, bag-washed or made of natural stone.  They shall be a minimum of 225mm, with horizontal copings.

Retaining walls:

Retaining walls shall be plastered, bag-washed or built of natural stone.  No loffelstein retaining walls may be used.

Boundary walls and fences:

Fencing at Gowrie Farm is generally discouraged. Where fences are necessary they shall blend in with the surrounding fences on the farm and shall be either four or five stranded fences save in the instances where the owners have dogs, in which case they shall be bonnix wire fences with CCA treated poles. All poles shall be of CCA treated timber and shall be natural and not turned poles, so as to give the impression of a farm fence. In special instances where it is incorporated into the design of the house, werf-like walls may be used to define open spaces.

It is intended that the gardens shall connect with the open spaces around them. Cynodon lawns are encouraged. In areas where the properties are surrounded by natural grassland only Cynodon lawns will be allowed. In the cases where there are kikuyu pastures, kikuyu lawns are allowed.

In instances where properties are surrounded by grasslands or natural veld the connection between the garden and the natural veld must be made with natural grasses and indigenous plants only. Gardens around the houses are not however restricted to indigenous grasses.

7. ROOFS

Materials:

Roofs shall be painted corrugated iron, or chromodeck in the Victorian profile.  With the consent of the Review Committee, clip lock sheeting or brown-built sheeting may be used where appropriate.

Colour:

Roofs shall be dark dolphin, charcoal grey or a grey colour approved by the Review Committee.

Flat roofs:

Flat roofs may be used to link buildings where houses are fragmented.  Flat roofs may also be used where they are appropriate for the architectural style of the house, but consent of the Review Committee is required.

Roof form and pitch:

Primary roofs shall be symmetrically gabled or hipped, with a slope of between 35 degrees and 45 degrees.  Secondary lean-to's shall have a slope of between 10 degrees and 18 degrees.

Houses which are not loft houses are limited to a roof pitch of 40 degrees.  The exception to this rule will be those houses where the primary space width is 5m or less. In these instances, the roof pitch may be increased to 45 degrees.

Eaves:

Eaves shall be clipped or shall have detailed overhangs.  In the event of there being overhangs, they must be exposed rafters.  Details of the overhangs must be submitted to the Review Committee with the submission of plans.

The Review Committee has the power to vary the code here, subject to detailed drawings being submitted.

8. GUTTERS AND DOWN-PIPES

Gutters and down-pipes, when used, shall be made of galvanised iron or aluminium.  Only Ogee or Marley streamline gutters and down-pipes may be used.  Down-pipes shall be in a colour the same as the wall to which it is fixed.  Alternatively, a dark colour approved by the Review Committee may be used.

Gutters shall be white or a colour to match the roof.

9. FASCIAS AND BARGE BOARDS

Barge boards shall be timber or fibre cement and barge caps shall be aluminium or iron.  Gables need not have barge boards or barge caps and may be detailed similarly to the Club House gable ends.

NO ASBESTOS BARGE BOARDS ARE PERMITTED UNDER ANY CIRCUMSTANCES.

Overhands must have exposed trusses.  If a facia is required, it must be detailed so as not to be visible below the gutter.  Drawings of the eave details must be submitted when submitting the plans.

10. DORMERS

Dormers, where allowed, shall be habitable, placed not closer than 1m from a side wall and have a gable with a slope to match the principle structure.

Dormers must be well proportioned with the scale in keeping with the roof.

11. SKYLIGHTS

Skylights may be used, but shall be flat and shall be placed so as to not be easily visible from the common areas.  They shall be painted to match the colour of the roof.

12. WINDOWS

Windows shall be made of wood, powder coated aluminium or U-PVC, and shall be glaxed with clear glass (or frosted glass in the case of bathrooms).  Sand-blasted windows are permitted in the case of front doors.  In the case of aluminium or U-PVCwindows, the diameter sections are to have a minimum profile of not less than 50mm.

Windows shall be rectangular, vertically proportioned and operable.  Alternatively, in instances where horizonal windows are complimentary to the architectural style of the house, then such windows must be specifically approved by the Review Committee.

It is encouraged that window proprotions should not be less than 1:1,6.  It is pointed out that the most common proportions in the old traditional farmhouses were 1:1,7 or 1:2.  All openings must be carefully proportioned.

Where appropriate, clerestory / ventilator windows may be used.

The Review Committee places extreme importance on the proportions of windows and has the right to reject any proportions and placements of windows.  They shall scrutinise all openings with the utmost care.

13. SHUTTERS

Shuttersmay be timber or powder coated aluminium, but they must be operable and sized and shaped to match the opening.

14. EXTERNAL DOORS

External doors shall be timber and shall be painted or varnished with a natural varnish.  External aluminium doors shall have members with a minimum dimension of 50mm and sliding folding doors may only be used when opening on to a verandah.

Windows attached to any external doors may not be used without specific approval from the Review Committee.

Security doors and burglar bars are discouraged, but may be permitted, subject to the conditions that they are approved by the Review Committee.

15. VERANDAHS AND STOEPS

Verandahs and stoeps are elements that are found on all the traditional Midlands farmhouses.  Houses should have generous stoeps or verandahs.  The widths of verandahs must be in proportion to the primary spaces.

Verandah columns may be square or cylindrical.  They may be timber, concrete or plastered masonry.  Timber posts must not beless than 100mm x 100mm.  In the case of plastered columns, the finished dimensions may not be less than 360mm x 360mm and APPROPRIATE BASES are to be provided.

If pre-cast columns are  to be used, only traditional style columns may be used.  The shaft of the column must be tapered and have a smooth finish.

No "broekie lace" is permitted.

Verandahs may be enclosed with frameless glass and yet still be counted as verandahs for the purposes of calculating coverage.

16. GARAGES

Not more than one double gargage may be built.  If more than two garages are required, then the third or additional garage must be built as a separate building.  The "suburban" style garages of 6m x 6m are not acceptable and all garages must be designed in such a manner as to have a rural or barn-like feel to them.  Garages that take on the proportions of a barn or similar structure are encourage.

Garages which face onto public space, or which are easily visible from neighbouring properties, must have two separate single doors and not a single double door. Single double doors will only be allowed when garages face onto private spaces.

17. DRIVEWAYS

Only twin strips of concrete, gravel or any other natural material may be installed from the road to the property boundary. This may be stabilised with concrete or natural rock and must have grass in between the strips. In specific instances where the driveway is not easily visible from the remainder of the farm, relaxation may be requested.  Inside the property boundary, tar, dark cobble or any other natural product may be used.

The prime consideration in making this ruling is to ensure that driveways have a low impact from a visual point of view.

18. VARIANCES

In designing houses, variances to the code are permitted, on the basis of architectural merit.  The Review Committee's decision shall be final and binding in he case of architectural merit.

The Review Committee also has the right to refuse any house which they feel is not appropriate, despite complying with the terms and conditions of these guidelines.

Following on the building of the house on Erf 246, the Gowrie Farm Review Committee has decided to make a variance to the code to introduce red brick for special elements of houses, such as chimneys, garages, columns and other such elements. The red brick that may be used shall be limited to the type of red brick used on the house at Erf 246 Gowrie Farm.

19. ELECTRICITY

The articulation system of Gowrie Farm is 3-phase.  Thus, it must be ensured that the distribution boards are set up to take 3-phase.

20. SEWERAGE

In the case of all properties, individual septic tanks must be installed which must comply with the minimum requirements of the Review Committee.  Soak-aways must then be built and with special consent, may be built outside of the property boundaries on the farm land.

 In the case of properties 240 to 246 and 249 to 255, overflow from septic tanks shall be led to a communal reticulation system.  This, in turn, shall lead to an evapro transporation pond.  The cost of connection to such system shall be R3 000,00 per property and shall be paid to the Homeowners' Association and in turn, to the developers, prior to an occupation certificate being granted.

In the case of septic tanks, these must be inspected by an engineer and approved, prior to them being closed. In addition, a filter must be placed at the outlet pipe, preventing any foreign matter passing through into the system.

Homeowners are to ensure that they place signs in their bathrooms advising people that the houses are on a septic tank system. Please also ensure that if you are discharging water into the communal system, a filter is placed at your outlet.

Notes: For survey and topographical diagrams, owners may contact Mr Ant Haines of Haines and Jefferys - Tel:  033-342 8658 / 082 338 6500. Only architects approved by the Review Committee may design houses at Gowrie Farm.  Click here to view the current approved Architectural Panel. Information on services may be obtained from the consulting engineers, Sukuma Consulting Engineers, Allison Maud:  Tel:  033-345 3284.