The site is situated on a country hilltop overlooking Knysna and enjoys a 360-degree view of the Knysna lagoon and inland countryside.
It is accessed through a valley to the north west of the property off Welbedacht Road. The whole property is 3,2 hectares in size, with nineteen erven (seventeen of which are dedicated to the homes of The Orchards@Knysna), zoned general residential, of differing sizes and orientation with 16,000㎡ of common property. The Orchards uniqueness lies in the fact that it is a small, eco-friendly, off the power grid, exclusive development on a hilltop with understated style and quality at affordable prices and inexpensive to maintain with very few fortunate Owners, encouraging a self-sufficient country lifestyle. It has generous road verges and boundary hedges of vines, fruit or nut trees. Focused attention will be given to landscaping the road verges and common property with vineyards, fruit and nut trees, the produce of which will be shared between the Owners.
The already installed services to the development comprise water born municipal sewerage, municipal water, Telkom connections and fibre optics. Each home will be provided with enough off the grid power in the form of roof mounted photo voltaic panels, gas for cooking and water heating and a standby generator. The Orchards aims at making Owners as independent as possible in a cost-effective way with a constitution that is upheld by a Homeowners Association that will protect the collective interest of its members.
The Town Planning requirements for The Orchards are as follows:
Maximum height above natural ground – 6m.
Maximum footprint/coverage (i.e. all areas under roof) – 200㎡ including garages (which means that some of the concepts can be made larger).
Street, lateral & rear building lines – 1m.
Erf 16694 has a 1.5m building line on its Western boundary which will act as a servitude for access to the common property named ‘C’ on the site development plan.
Architectural philosophy
The philosophy behind the development is that the homes will be built within an orchard, be “off the grid” and be self-sufficient when it comes to power.
1x 2,500L water tanks collect rainwater for garden irrigation. If an Owner wants to use rainwater as the primary source of water for the house then this can be done as an optional extra. The off the grid homes have been designed to take optimum advantage of the views and orientation afforded by each site, with roof pitches that provide maximum energy absorption for the photovoltaic panels. There are four choices of Architect designed homes with each site being allotted the design best suited for that site. Some sites have a choice of two or three designs suitable for their size and location. The external design and look of the house cannot deviate from the approved concept design. The estate Architect TMBA (Pty) Ltd, together with the estate Engineer Hofmeyr & Associates, will then develop the internal layout of each home with the purchaser to suit their requirements before obtaining building plan approval with the local authority. The Architect’s service includes design development, documentation, site administration and close out and will be for the purchaser’s account and has been agreed in advance at affordable rates. Simultaneously with the purchase of the property, the purchaser is to conclude a separate contract with the estate Architect and the estate Engineer for their services.
Browse through the site renders:
View the unit type plans.
Specification and schedule of finishes
These specifications are in accordance with the building plans. Any variations to the specifications will affect the contract price and requires agreement between Contractor and owner. Should specified materials not be readily available, the Contractor reserves the right to substitute with equivalent or similar materials in consultation with the purchaser. All building works to be in accordance with the SANS10400 & SANS204 regulations and according to the manufacturer’s and specialists’ requirements.
SITE WORKS
Site to be cleared and levelled within the site area for construction.
Builder’s rubble to be carted away within a timely manner during and after construction.
Superstructure
Exterior: Cavity walls (280mm) in clay stock bricks with brick force every course and concrete filling below DPM levels.
Interior: Single layer clay stock bricks (110mm) for all non-load bearing walls and double layer bricks (230mm) for all load bearing interior walls with brick force every three courses above openings and above slabs.
(150x150mm Square hollow sections) and (300x140mm Rectangular hollow sections) steel frame structure to provide support for the roof and required spans of the open plan design of the Kitchen and Lounge areas where required, as per the Engineer’s design and details for each unit.
PLASTER
External: Smooth floated plaster and exposed brick walls with no cladding as indicated on the drawings for each unit. All un-plastered wall areas behind panels of cladding to be sealed with brick seal, as indicated on the elevations for each unit.
Internal: Rhino Lite skimming plaster with a smooth finish and exposed brick walls with a whitewash finish to interior walls as indicated on the drawings for each unit, except bathrooms. Smooth plaster with scraper coat to all bathroom walls.
EXTERIOR FINISH
Undercoat and two coats exterior PVA or equivalent to smooth plastered walls. Exposed brick walls to be bagged and specialist treated and whitewashed as feature walls as indicated on the drawings for each unit. Colour swatches to be submitted and approved by the HOA prior to painting.
INTERIOR FINISH
Undercoat and two coats interior PVA or equivalent to plastered walls in bathrooms only. Exposed brick walls to be bagged and specialist treated and optional whitewashed as feature walls as indicated on the drawings for each unit. Colours to Owner’s requirements.
EXTERNAL CLADDING
Corrugated Zincalume sheets, Victorian profile, installed vertically with metal trimmings around the edges on battens fixed to sealed brick walls as indicated on drawings - as optional extra. Hard timber (Garappa or similar) or cca H3 treated SAP horizontal shiplap or vertical cladding supported on a timber frame and framed in timber as indicated on drawings for each unit - as optional extra. Compositions of cladding vary between units as indicated on the elevation drawings for each unit. Stonework limited to a maximum area of 20m2 additional stonework will constitute an extra.
substructure
Concrete strip foundation footings and surface bed as per the Engineer’s design and specifications for each unit, with USB green waterproofing membrane.
SURFACE BED
30mm smooth cement screed on 100mm mesh reinforced concrete surface bed on 250Micron DPM with 150mm overlap where needed on well compacted fill to 90% Mod AASHTO and foundations – all to Engineer’s detail and specifications for each unit.
SUSPENDED SLAB
165mm - 255mm (as required) reinforced concrete suspended floor slab on top of the garage to units with a loft area to the Engineer’s design and specification for such units, with a 30mm cement screed.
Floor finishes
Vinyl flooring (as per samples available) to all floors including the top floor of the units with a loft area, except the Garage. limited to a maximum of R350.00 per sqm material only. Garage floor to have 30mm smooth cement screed.
TIMBER DECKS
Decks to be Garappa (or similar) 90mm deck planks screwed on to 38x152mm cca H4 treated SAP joists @ 400mm spacing using stainless steel screws (min two screws per fixing) on 50x228mm cca H4 treated SAP beam notched and bolted onto 150mm diameter marine treated pole on 600x600mm reinforced concrete pad foundation – to Engineer’s detail for each unit.
SKIRTINGS
140x20mm pine moulded skirtings to all interior brick walls.
PAVING
Courtyard, driveway and pedestrian walkways to be paved with brick paving as shown on the drawings for each unit and approved by the Homeowners Association. To bathroom floors, limited to a maximum of R250m2 excl. VAT
ROOF
Roof covering, precoated Zincalume corrugated, Victorian profile, Charcoal roof sheets on sisalation FR405 (coated on backing side Mountain Mist) on 76x50 cca SAP purlins at max 1200mm ccs on SAP 152x50 and 228x50 rafters to Specialist Supplier’s and Engineer’s specification for each unit.
100mm Aerolite insulation between ceilings and roof sheets.
10x225 Nutec fascia’s and bargeboards with seamless aluminium gutters and downpipes, Charcoal to match roof sheets.
The roof slopes vary from 14° to 27° within the different concepts to maximise the exposure for the solar panels.
See also notes on ENERGY EFFICIENCY.
CEILINGS
Exposed rafters with 9mm Rhinoboard ceilings skimmed and painted with 100mm Aerolite insulation in between rafters, fastened to the underside of 76x50 cca SAP purlins at 1200mm ccs or to manufacturer’s specification. Ceiling board - Raw pine ceilings an option at an extra cost.
CORNICES
Moulded Nomastyl B1 cornices installed at junction of walls and ceiling.
Rafter/ceiling junction to be finished neatly.
WINDOWS
See window schedule as per the drawings relevant for each unit.
ALUMINIUM WINDOW FRAMES
All aluminium frames to be powder coated Matt Dark Umber Grey. (product code: YL259P) Standard handles and locks included.
BURGLAR BARS
Clear bar burglar bars only will be allowed, as an optional extra.
DOORS
See door schedule as per the drawings relevant for each unit.
ALUMINIUM DOOR FRAMES
All aluminium frames to be powder coated Matt Dark Umber Grey. (product code: YL259P) Standard handles and locks included.
FRONT DOORS
Limited to a maximum of R15 000 excl. VAT.
TIMBER DOORS & FRAMES
Painted internal frames and painted hollow core internal doors.
GARAGE DOORS
Aluzink horizontal slatted sectional overhead door with tracks and motor by specialist.
Door to be powder coated Matt Dark Umber Grey. (product code: YL259P).
Standard handles and locks included.
SHOWER DOORS
Frameless glass doors or panels according to specialist shower supplier. limited to R6000.00 per panel excl. VAT.
GLAZING
As per SANS 10400 and SABS 0400, clear Smartglass single glazed (low E-glass) to all windows except to bathrooms where the glass is obscure. Non-reflective tinted glass can be installed as an optional extra.
WINDOWSILLS
Internal: plastered and painted.
External: Plastered.
IRONMONGERY
See ironmongery schedule as per the drawings relevant for each unit.
HANDLES & LOCKS
Handles & locks to all internal timber doors – Brushed stainless steel lever handle with lock and escutcheon (as per samples available), 1200mm from FFL.
Handles & locks to all external aluminium doors – standard handles and locks as specified by the supplier. Black finish handles and locks permitted as an optional extra.
DOORSTOP
Door stop – Brushed stainless steel floor mounted.
HINGES
Stainless steel hinges and screws to all timber doors installed as per manufacturer’s instruction.
Minimum of three hinges per door.
TILES
Vinyl flooring to all internal areas within the units except the garage. Limited to a maximum of R350/m2 material only.
WALL TILES
In the BATHROOMS the shower walls will be tiled up to 2.1m.
All vanities will have tiled splash backs – as per samples available.
The KITCHEN counters will have a granite splash back and for stoves against the wall, the wall behind the stove to be tiled up to the extractor.
All tiles to complement the granite counter tops – as per samples available.
Tiles limited to a maximum of R250/m2 excl. VAT.
BATHROOM FITTINGS
One toilet paper holder, one robe hook, one towel ring and a single towel rail to each bathroom of each unit – as per samples available.
Mirrors to all vanities, wall mounted and unframed.
Heated towel rails. (optional)
See sanitary ware specifications.
CUPBOARDS
See joinery schedule as per the drawings relevant for each unit. Should Duco sprayed joinery be chosen then this would be an optional extra. Should the colour of the joinery change then this would be an optional extra.
KITCHEN
20ml Eezi-Quartz countertops with white melamine carcasses and white wrapped cupboard doors. Double sink and stainless-steel prep bowl – as per samples available. Melamine carcasses with white Alpine melamine fronts and PVC high impact edging – as per samples available.
BEDROOOMS
20ml Eezi-Quartz countertops with white melamine carcasses and white wrapped cupboard doors.
BATHROOMS
Eezi Quartz countertops with white melamine carcasses and French Oak veneer edging and fronts with a monocoat finish – as per samples available.
PLUMBING
See sanitaryware schedule as per the drawings relevant for each unit.
Plumbing points and drainage as shown on the drawings for each unit. Service pipes to be hidden inside walls or ducts.
WATER HEATERS
Electronically controlled 1x 20L instant gas water heater to supply hot water to the hot water fittings of the Kitchen and Bathrooms relevant to each unit.
SANITARY WARE
Kitchen/Bathroom taps and fittings as per samples available (dual flush cisterns, low volume taps and shower heads to be installed). Sanitary ware limited to R70 000.00 incl. VAT (built-in bath specifically, limited to R5000.00 excl. VAT).
GARDEN TAPS
Garden taps (supplied by rainwater from the tanks) located on the perimeter of the house (as per the drawings relevant for each unit).
See also notes on water tank under ENERGY EFFICIENCY.
GAS INSTALLATION
Gas installations to hob, stove, water heaters, braai and optional fireplace with 2x 48kg LPG gas bottles in secure casing. Client to purchase LPG gas bottles directly from supplier.
See also notes on ENERGY EFFICIENCY.
STOVE AND OVEN
5 plate gas stove with gas oven.
BUILT-IN BRAAI
1000mm 430 stainless steel braai, including coal maker, installed within a brick structure – as per drawings relevant to each unit.
ELECTRICAL WORK
Single phase distribution board.
Electrical layout as per the drawings relevant to each unit.
GENERAL
High performance solar panels on the roof to feed the battery banks in the plant room with a generator stored in the plant room for backup power.
LIGHT FITTINGS
All light fittings to be supplied with LED globes.
External lighting to be subdued with a dark sky philosophy in keeping with a country development. Total allowance for lighting limited
to R20 000 excl. VAT.
EXTRACTOR
600mm Bosch or equivalent wall mounted extractor or island extractor mounted above the hob.
SATELITE DISH
The position of satellite dishes must be approved by the HOA prior to installation.
AIR CONDITIONERS
Air conditioning units can be installed at the Owner’s cost – please note that more power will have to be generated to run them which will mean installing additional solar panels at an additional cost. The position of the air conditioners must be approved prior to installation by the HOA and placed where they are hidden from view and do not cause a noise disturbance to other homeowners.
SECURITY
Each homeowner shall be obliged to secure their own home by employing the services of a security company and shall be entitled to place sensors and beams around their home for this purpose, all at their own cost.
ENERGY EFFICIENCY
The units are off the municipal grid and will have to generate their own electrical power supply. Following are some of the mechanisms used to achieve this.
POWER
Solar Panels: High performance solar panels mounted on the roof and orientated to achieve maximum solar exposure that will feed the battery banks.
Each unit to have its own dedicated 4.95kWp PV energy generation and 11kWh storage facility made up of an all in one battery and inverter station to operate low energy appliances and LED lights, to the maximum value of R230,000.00 excl. VAT.
High energy appliances such as geysers, stove/oven, braai, etc. will run on LPG.
Backup Power Generator: Standby minimum 5kVa Generator run off the same installation as for the house.
The generator will start up if the power stored in the battery banks runs low and will be able to run all the essential appliances and fittings.
OPTIONAL SPACE HEATING
Fireplace: A wood/pellet/gas burning free-standing fireplace placed in the Lounge, as shown on the drawings for each unit, to warm up the living areas of each unit can be added as an optional extra.
Ducting will be provided from the fireplace position to the bedrooms within a 10m range from the fireplace of each unit as provision to duct warm air from the fireplace to these bedrooms.
A fireplace would need to be installed with such function – optional extra. The size and capacity of such fireplace will be determined for each individual unit and the Owner’s specific needs.
GLAZING
Smartglass, Low-E high performance glazing is available for all windows and doors. This contributes greatly towards a more sustainable and efficient way of regulating the temperatures within each unit. https://www.pgsmartglass.co.za/
SUMMARY
Cooking: Gas.
Water heating: Instant gas water heaters.
Space Heating: Optional fireplace situated in the Lounge to regulate room temperatures.
Cooling: Efficient design, ample ventilation, large overhangs and strategic positioning of shading devices.
Electrical devices: TV, lights and other general electrical equipment will be connected to the power generated by the solar panels/backup generator.
WATER TANKS
Rainwater to be harvested in 1x 2500 litre water tanks situated above the ground to supply the garden taps as per the drawings of each unit.
Rainwater can also be stored underground in underground tanks with a suitable pump to supply enough pressure as an optional extra.
Irrigation can also be supplied by the rainwater tanks as an optional extra.