Building On Walkersons Estate Dullstroom
Architectural guidelines
There are three fundamental architectural styles to which one must adhere.
The three styles:
- “Homestead” style features parapet gable roof ends, roof gradients of between 35 and 45 degrees, and cottage pane windows and doors. Stone copings and lintels with brick and stone chimneys possibly with chimney pots. Slender proportions for the verandah and balustrade posts. External walls can have a maximum of 10 to 20% corrugated iron
- “Verandas” on the other hand, have “hip” roof ends, distinctive veranda columns, and balustrades using plaster or stone. Large window panes. The chimneys should be 80% plaster and 20% stone.
- “Barnyard” – as the name suggests, replicates a contemporary barn with at least part of the home being double story and with double volume spaces. Double-pitch gable ends with industrial-type elongated chimneys with steel ends. Slender proportions for balustrades and veranda. Up to 70% corrugated iron, brick or stone.
There are three “villages” within Walkersons Estate, with 13, 7, and 10 smaller stands respectively. Each of these villages has a specific architectural style – Stone Village follows the “homestead” style, the Pastures Village follows the “verandah” style, and the River View Village, the “barnyard” style. Homes have to be designed according to the theme of the village in which it is located.
The balance of the stands in Walkersons are “estate” stands. These stands are larger and spread out over the Estate. Homes on the Estate stands can follow any one of the three styles mentioned above.
The disturbance area:
Each “estate” stand has a “central peg”. A circle of 20m radius is drawn around the peg and is known as the “disturbance area”. All buildings, verandahs, pergolas, garages, etc must be contained within this disturbance area. There is no opportunity to move the central peg.
General requirements common to all the styles:
- A “plum brown” chromadek roof, external finishes that allow for stonework, corrugated iron, face brick, and plaster; The maximum height of the building is 8,5 meters from the NGL (natural ground level). A maximum footprint of 35% of the “disturbance area”;
- Outbuildings must be linked to the main dwelling and there may only be one dwelling per stand;
- Consolidation of stands is not allowed;
- Staff quarters are allowed but must be incorporated in the main dwelling and staff cannot be in residence without the owners of the property being present. Staff may not live on the property on a full-time basis;
- Garages must have pitched roofs, may only have two doors and the doors must conform with stated materials and designs;
- Each home must have a drying yard that contains the washing lines, the refuse bins, etc. This yard must be contained within a 1,8m wall;
- Boundary fences are discouraged but if built must be “werf” type walls, a maximum of 60cm, and must be within the disturbance area. Retaining walls cannot be higher than 1 meter. The materials used for any other fences are controlled and these fences must be discrete;
- Solar heating is encouraged but panels must be flush mounted and all associated structures must be approved;
- Rainwater harvesting is allowed. Water storage tanks must be clad in painted corrugated iron sheets;
- Grey and brown water must be split and drained into conservancy tanks. Only grey water may be used for irrigation;
- No external or decorative burglar bars are allowed;
- Dormer windows are not allowed;
- There are regulations controlling balustrades, roof and fan lights, paving and driveways, and external lighting;
- Satellite dishes must be mounted below the eaves line;
- Driveways must follow the shortest route from the access road;
- Building lines are applicable to “village stands” and allow for 5 m on the street front and 1m on the side and back boundaries;
From planning to building
Owners may elect to use their own architect. Approval of plans is a two-phase process:
CONCEPT DRAWINGS
Which must take into consideration the following aspects and must comply with conditions of approval issued by the Walkersons Design Review Committee – WDRC
Site plan • Orientation and slope. • Trees and other significant vegetation. • Adjacent buildings. • Access points to the site and/or restrictions. • Drainage and services. • Potential views. • Prevailing winds. • Privacy requirements. • Potential noise sources.
TECHNICAL DRAWINGS
Once the Concept drawings have been approved, “technical” drawings must be submitted to WDRC to include any amendments that may have been noted in the initial submission.
Four sets of drawings must be submitted.
SUBMISSION TO EMAKHAZENI
Following approval from the WDRC, three sets of plans must then be submitted to the Emakhazeni Municipality for approval and must include elevations, and sections. Window, door, roof light, shutter, and gate schedule. Details of balustrades, railings, columns, external staircases or structures:
SURVEY OF THE STAND
In the case of a “village stand” the survey serves the purpose of confirming the boundaries of the stand as a “central peg” is not applicable. In the case of an “estate stand” the position of the “central peg” must be confirmed. Every stand must be surveyed and surveyor drawings submitted to the Walkersons Management
Approximate costs.
The cost of the two submissions to the WDRC is approximately R 9 500 (2024) and approximately R 6 300 respectively.
The Emakhazeni submission is a basic of R 841.42 per submission plus an additional R 8.25 per sqm. These rates will increase on the 1st of April 2024. There is a R 20. 000 “pavement deposit”, refundable should no damage be done to the common area infrastructure.
A building levy of R 3,000
per month is payable, in addition to the standard levy, for the entire period of the build. There is the cost for the Surveyor, subject to a quote. ONLY ONCE ALL THE APPROVED PLANS AND REPORTS HAVE BEEN SUBMITTED TO THE WALKERSONS MANAGEMENT, CAN THE BUILD BEGIN.
If you have any questions, contact the Zest office 013 254 0219
