A r c h i t e c t s

PROCAP STAGE 1 REPORT

INCEPTION

For

ULRICH + MAGDEL STANDER

ERF 24

9 River View Road

Rooi Els

Prepared by

KLG Architects

Rev 1 – 2021-08-04

Fig 01 – Aerial View of erf on Cape Farm Mapper

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TABLE OF CONTENTS

1. THE BRIEF
1.1 General Project Information p. 03
1.2 Accommodation Schedule p. 04

2. SITE, RIGHTS AND CONSTRAINTS p. 05

2.1 Land Use Management
2.2 Heritage Restrictions
2.3 Environmental Restrictions
2.4 SG Diagram
2.5 Title deed and title deed conditions/ restrictions

3. BUDGETARY CONSTRAINTS p. 12

4. NEED FOR CONSULTANTS p. 13

5. PROJECT PROGRAMME
5.1 Development Programme p. 14
5.2 Construction Programme

6. METHODS OF CONTRACTING p. 15

7. NEXT STEPS p. 16

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1 THE BRIEF
1.1 GENERAL PROJECT INFORMATION

Description
Project Name House Stander
Project Description New House, Rooi Els

Client Ulrich + Magdel Stander

Approved Project Budget R23 000 – R28 000psqm/ 90-120sqm house
Principal Agent and KLG Architects
Architect
Quantity Surveyor n/a
Structural and Civil Karl Hvidtsen (proposed - tbc)
Engineers
Heritage Consultant n/a
Town Planner n/a
Main Building Contractor TBA
Erf number 24
Site Size 1840m²
Zoning Residential Zone 1 - Single Residential
Address 9 River View Road, Rooi Els
Parking Requirements On site
Title Deed T000024534/2021
Title D. Restrictions Various – refer to title deed section of this report
Heritage located in heritage protection overlay zone (HPOZ - scenic
corridor)
Environmental Bottom edge of site located in Environmental Management
Overlay Zone (EMOZ)

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1 THE BRIEF
1.2 Schedule of Accommodation

A good building is more than the sum of its parts, however, at this stage of the project it is useful to list the
requirements and elements which the building should ultimately contain. The list will serve as a general guide
for the concept design, and act as a measure to test the design against the brief, but it will also be
interrogated and expanded on through the design process.

Natural/ site elements to be Notes

incorporated
Climate Sun, summer wind, winter rain, shade
Views Sea, beach, river, mountains (north and south),
kloof
Site features Slope, rocks
Neighbouring properties Prevent overlooking and obstruction of views as
far as possible

Room/ Area Notes

Bedroom 01 Approximately 12m² - for sleeping only –
bedrooms to accommodate double/ queen beds
En-suite bathroom 01 Can be part of bedroom, toilet separate
Bedroom 02 To have additional ‘pod’ space attached to it.
Bathroom Shared wc for house
Open plan living Restricted width and height, relating to human
scale
Open plan dining Fireplace to be accommodated in open plan
area
Open plan kitchen Galley kitchen, separate closed off scullery
Courtyard Safe for cats
Store Storage for bicycles, canoes, general etc.

Materials
Off shutter concrete
stone
natural materials
Large glazed elements

Other
Swimming pool Long and thin
Parking Can be pergola type structure only
Decks To extend living areas
Gas braai
Fire pit
Water catchment from roof Gutters not visible
Sensible solar/ PV

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2 SITE, RIGHTS AND CONSTRAINTS

2.1 LAND USE MANAGEMENT

Fig 2 – Zoning indicated as SR1 (yellow) on Overberg Integrated Zoning Scheme Map for Rooi Els

SINGLE RESIDENTIAL 1 ZONING RESTRICTIONS FOR ERFS

Erf 24 – 1840m²
Coverage – <50%
Maximum Floor Space – n/a
Max. height above base level –– 8m from base level

Zoning Scheme Building Lines

Street boundary building line – 4m
Common boundaries – 2m

Title Deed Building Lines:

Street boundary building line – 4,72m
Common boundaries – 1,57m
Rear boundary – 3,15m

Permitted Encroachments
Uncovered stoeps
Swimming pools (less than 1m above natural ground level)

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2 SITE, RIGHTS AND CONSTRAINTS

2.2 LAND USE MANAGEMENT

Fig 3 – Correspondence confirming lane lateral building line by Overstrand Municipal Town Planner

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2 SITE, RIGHTS AND CONSTRAINTS

2.1 LAND USE MANAGEMENT

Fig 4 – survey drawing with municipal and title deed building lines shown – on each boundary, the most
restrictive building line will be applicable

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2 SITE, RIGHTS AND CONSTRAINTS

2.2 HERITAGE RESTRICTIONS

The site is in a heritage protection overlay zone (HPOZ), and as such it would have to be submitted to the
Overstrand Heritage and Aesthetics Committee for comment.

Fig 5 –Rooi Els HPOZ map (HPOZ areas in yellow)

Fig 6 – Extract from Overstrand HPOZ Regulations

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2 SITE, RIGHTS AND CONSTRAINTS

2.3 ENVIRONMENTAL RESTRICTIONS

Fig 7a – Rooi Els Environmental Management Overlay Zone map (EMOZ areas in yellow)

Fig 7b - Extract from the EMOZ map, showing the bottom boundary of the site falling within the EMOZ.

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2 SITE, RIGHTS AND CONSTRAINTS

2.4 SG DIAGRAM

Fig 8a – SG diagram 488/1915 for Erf 24

Fig 8b – Extract from SG diagram 488/1915 for Erf 24

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2 SITE, RIGHTS AND CONSTRAINTS

2.5 TITLE DEED

Title deed restrictions/conditions related to the property:

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3 BUDGETARY CONSTRAINTS

Building Cost

As discussed at the initial project briefing meetings, building cost vary depending on the project size, site
conditions, material choices etc.

As an initial guideline, based on our experience of building in the Overstrand, a building budget of between
R23 000 and R28 000/m² would be required for the project.

As per the briefing meeting – the area of the house is to be between 90m² - 120m² and provision should also
be made for car parking and a swimming pool.

The building budget is exclusive of professional fees, escalation, contingency and other exclusions as set out
in the generic fee proposal sent out previously.

This preliminary budget is not a confirmed project cost, but a basis to develop the project and scope
of works further. Project cost will vary and will be confirmed through preliminary budget and/or tender
costings by a contractor/contractors. If required, the design and specification will be altered to suit
the available budget.

Professional Architectural Fees

A professional fee of 10% of building cost will be applicable for the full architectural service, as set out in the
SAIA Client Architect Agreement. At the start of the project, the fee calculation will be based on a building
cost of R23 000/m² and once the actual building cost becomes available, the fee will be adjusted
accordingly.

For example:

Estimated building cost – R23 000/m² (tbc)

Building Area – 100m²

Building Budget R2 300 000 (excl. VAT)

Professional Fees = R230 000 (excl. VAT)

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4 NEED FOR CONSULTANTS

Structural engineer
The services of a structural engineer will be required in the next stage of the design development process to
ensure the existing structure and foundations are able to support the proposed additions, together with
technical input on structural elements. The structural engineer’s information also has to be submitted with the
municipal building plan application. A fee proposal from a structural engineer will be obtained for client’s
approval.

Heritage Consultant

At this stage it is not envisaged that a Heritage Consultant will be required to deal with the heritage
processes associated with this project.

The services of a heritage consultant will be beneficial should the council query any of the proposed
interventions.

Town Planner

At this stage it is not envisaged that a Town Planner will be required to deal with any LUMS processes, and
the Architects will design the building to avoid any of the land use processes as far as possible.

Should it become evident during the design process that a departure is required in the interest of the project,
the services of a Town Planner may be beneficial.

Quantity Surveyor

At this stage it is not envisaged that a Quantity Surveyor will be required for the project.

The square meter rates allowed for the project should be sufficient to work within up to tender stage, where a
builder can price the project accurately.

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5 PROJECT PROGRAMME

Project Timeline:

Below is a rough possible timeline for the project for planning purposes and will be adjusted to suit once the
parameters of the project become more clear through the design process.

At this stage the allowance is 7 months for development (including municipal approvals) and 9 months for the
total construction period (6 months construction and 3 months defects liability period)

Percentage Timeline Notes

of fee
payable after
completion
of work
Work Stage stage
2 weeks Report back on site
5% condition, rights and
WORK STAGE 1, Inception constraints
WORK STAGE 2, Concept Design 15% 1 month
WORK STAGE 3, Design
Development 20% 2 months
WORK STAGE 4, 4.1 Local
Authority submission, 4.2 Tender 4.1 – 15% 3 and a half
Documentation 4.2 – 15% months
WORK STAGE 5, Site supervision 25% 6 months Project completion –
and contract administration ready to move in
Finalising project
5% 3 months administration + latent
WORK STAGE 6 Close-out defects period
total 100% 16 months

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6 METHODS OF CONTRACTING

For Professional Service:

We use the South African Institute’s Client/ Architect agreement as the basis for the service we
provide, as sent through previously by email.

For Construction:

The contract between Client and building Contractor is likely to be a choice between the JBCC
building contract or the simpler Masterbuilders building contract.

The JBCC contract is more complicated to administer but is the ‘industry standard’ and makes
provision for more complex projects.

The Masterbuilders Contract is a lot simpler and more straightforward but would only be
recommended if the project is straightforward and the Contractor on board is someone we have
worked with before.

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7 NEXT STEPS

- A building concept to be developed and presented to the Client for input.

- Presentation date tbc

END

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