These aesthetic guidelines were compiled with great care in order to ensure that residents have the freedom and opportunity to increase the value and comfort of their property whilst still ensuring a uniform appearance.
These design choices were made to ensure that the complex and your unit can be modernised. Seeing as Esplendor has a hint of Spanish design influences visible in its design, this informed our decisions to ensure that there is a relaxed and spacious feel to the units.
A long-term goal for the trustees is to ensure that the complex remains in good condition, is culturally and economically relevant by introducing modern features in order to ensure units’ property value increases. Seeing as costs are rising at an exponential rate it is essential to keep sustainability and environmentally friendly solutions in mind.
Please note that all home improvements mentioned below must still be applied for in writing. Only when the trustees have approved your application and you have signed the terms and conditions relevant to your improvement may the work commence. The trustees will do an inspection upon completion to ensure that you have abided by the original application terms and conditions.
WHAT IS THE PROCESS?
- Home improvements even if it follows the aesthetic guidelines must still be applied for in writing and approved by the trustees. If your application is in line with the aesthetic guideline your application will be fast-tracked to approval.
- A written application (even if it follows the aesthetic guideline) must be accompanied by sketches, renders or examples of the proposed improvements.
- The trustees will do an inspection upon completion to ensure that the original application terms and conditions were abided to
- Should the need arise units can be sold with pre-approval (by the trustees) for stipulated upgrades.
If you have not followed the agreed-upon terms you will be held liable to make necessary changes to ensure compliance.
Permission given by Trustees does not override the provisions of any Town Planning Scheme, National Building Regulations or Sectional Titles Act, Sectional Titles Schemes Management Act and Prescribed Rules. The Trustees/ BC have, in principle, no objection to additions or alterations on the condition that the provisions of the Town Planning Scheme, National Building Regulations and Sectional Titles Act, Sectional Titles Schemes Management Act and Prescribed Rules are adhered to.
1. CARPORT ROOFS
All carports are covered in a combination of Polycarbonate IBR Strips and Galvanised IBR Steel Sheets. If you would like to change the combination in which the galvanised and polycarbonate sheets are placed this can be done at your own cost. You are required to obtain special permission. With your proposal please provide a detailed sketch of your proposed changes. Make sure to indicate with a photograph the current state of the roof and indicate your proposed changes. In the event of damage to your roof, the Body Corporate will merely replace the existing sheet with an equal or similar product. All damaged old fibreglass sheets are to be replaced with Polycarbonate IBR Sheets as this has more longevity than fibreglass.
2. WINDOWS AND DOORS
REPLACING DOORS AND WINDOWS
In the instance that the original wooden doors and window frames are damaged beyond repair as a result of ageing the complex must repair the frames. If an owner would prefer to replace window frames and doors to improve their unit’s appearance and the quality of insulation, the owner may apply to replace doors and window frames.
When replacing doors and windows, it may only be replaced with quality slim profile charcoal aluminium. Only folding doors or designs that mimic the current designs may be installed. Only premium heavy-duty sliding doors will be approved.
A modern and clean style must be followed, no ornate details may be added to doors, windows or security doors. This is to ensure uniformity in Esplendor. The decision to allow aluminium doors and windows in Esplendor is a long-term decision to ensure that when performing upgrades in the complex everyone keeps sustainability and affordable maintenance in mind.
What will be approved:
- Charcoal aluminium
- Standard doors, premium heavy-duty sliding, tri-slider and stacking doors
- Same size fitment (No bigger/smaller windows)
- Same configuration windows
- Premium sliding doors with 4-6 panels
- Premium stacking doors with 6 panels
- Doors that emulate current configuration
- Full glass pane doors only
WINDOW TINT FILM
As there are various windows and doors that face harsh north-east and north-west sun. This may be damaging your furnishings. If you would like more privacy or if you would like to protect your unit from sun damage, you may add a tinted film to your window permitting that it is non-reflective. Please note that an accredited installer must install the tint film to ensure that it is done in a professional manner and does not compromise the aesthetics of the Esplendor. Please see below a list of film options that are acceptable. No windows may be fitted with film darker than 35% tint.
35% Charcoal and 50% Charcoal Window Film
3. SKYLIGHTS
If you would like to replace your skylights situated in the toilet and bathroom area of your unit you have to ask for special permission. Please note that skylights in the bathroom need to be able to open in order to adhere to building regulations. Please note that skylights may only be replaced by an accredited contractor. The skylight unit must adhere to the following: It must be installed with flashing as the roofs are iron, and it must be a black aluminium frame fitted with a minimum of 6mm or thicker PVB safety glass.
4. SHADE & PRIVACY
AWNINGS
In the event that you might need more shade on your patio, or you would like to protect your doors from sun and rain damage, you may request special permission for an awning. All awnings must be able to be attached to your balcony without damaging the structure. It must be fairly lightweight and may not have any supporting poles that need to be erected from the ground up. Awnings may not protrude more than 1m from the balcony.
Awnings may be retractable drop arm awnings or fixed mitred canopy awnings. Awnings erected must be fitted with solid 300g/m² solution-dyed acrylic or cotton fabric charcoal grey canvas. Edges of awnings may not be scalloped.
What will be approved:
- Lightweight awnings
- Charcoal grey, grey striped or charcoal awnings
- Retractable drop arm awnings or fixed canopy awnings
PERGOLA
Residents may apply for freestanding (not fastened to the building) pergolas. Pergolas may be constructed out of wood or steel. A pergola must follow a modern design, an approved design can be provided by the complex. Necessary building plans must be obtained by the owner.
What will be approved:
- Steel construction
- Slatted modern design
- Black/Charcoal paint
- Not watertight i.e. no roofing material
- Freestanding (Not attached to the wall)
- A maximum depth of 3 meters
RAISING YOUR GARDEN WALL
In the event that you would require more privacy or you have pets within your exclusive use garden area, applications to raise your garden walls will be considered. Walls may be raised to the height of the wall separating two units that share a roof. i.e. the height of the wall separating units 1 and 2 for those two units, the height of the wall separating units 27 and 28 for those two units etc.
What will be approved:
- Extending the highest point of the wall separating two roof-sharing units)
- Finishing (plasterwork and paint) matching the existing wall
- Waterproofing
Garden walls must then be plastered with the same plaster technique as the existing walls.
Please see below an example of how walls may be raised (Use the slider to scroll between before and after)
GARDEN GATES
You may send a request to replace your garden gate, applications must adhere to the following guidelines to be considered. Gates must be constructed from steel and treated with an anti-rust treatment. All gates must be painted black with a good quality metal paint. Gates may be covered with a solid steel plate or steel slats in order to provide privacy.
What will be approved:
- Steel construction
- Painted black with steel paint
- Black recycled plastic gates
5. PATIO DESIGN
Esplendor boasts with comfortably spaced gardens in which residents can enjoy Pretoria’s beautiful sunsets. When the complex was built in the 1970’s the developers allocated a section of the patio area as part of your unit.
All gardens are exclusive use areas. The trustees are however open to applications to extend patio areas (foundation/flooring only) up to approximately 4 metres i.e. where the unit’s on your left or right ends. This area will however still be an exclusive use area and it would be your responsibility to maintain it.
In your application, you will need to state what covering you plan to use i.e. tiles, natural stone or polished concrete. Please note that only neutral colours will be approved.
6. BURGLAR BARS AND SECURITY GATES
Burglar bars and security gates may only be installed inside your unit. Not only is fitting burglar bars outside of your window a security risk, but it also prevents the Body Corporate from properly maintaining the buildings. The responsibility and upkeep of burglar bars lie solely with the owner of a unit. All new burglar bars installed (such as Maxidor burglar bars) must be either bronze or black. Existing burglar bars must be black to fit in with the rest of the ironmongery in Esplendor.
7. CARPORT GATES AND GARAGE DOORS
CARPORT GATES
No carport gates may be replaced with solid doors that will make this area livable. If you would, however, like to upgrade the existing gate your application will be considered if it adheres to certain criteria. Gates may only be replaced with a gate or doors such as a slated gate that will still allow ventilation and does not make this area watertight. When applying to automate your gates all technical specifications and installation plans must be described in detail on your application. Gate design must be a steel/aluminium material and must be painted charcoal. No wooden designs will be considered as it is a high maintenance product.
What will be approved:
- Black steel construction
- Slatted gates (No solid gates)
- Black recycled plastic construction
GARAGE DOORS
If your current garage door does not meet your standards you may apply to replace your garage door with a metal garage door. Please note that all garage doors must be painted with good quality charcoal paint intended to be used on steel. No wooden designs will be considered as it is a high maintenance product.
What will be approved:
- Black steel construction
- Simple modern design
