SCALE FOR REDUCED PLAN

GENERAL NOTES TO ALL CONTRACTORS 0 10 20 30 40 50 60 70 80 90 100

GENERAL NOTES:
All work to comply with National Building Regulations and Building standards, SABS 0400
100mm ON ORIGINAL DRAWING
1990, Local Council requirements and all relevant specifications and codes.

COMMON BOUNDARY SETBACK

STREET CENTRELINE SETBACK

Figured dimensions to be taken in preference to scaling. Overall dimensions (external) to

STREET BOUNDARY SETBACK

take precedence. NOTES
All dimensions, levels and heights to be checked on site and any discrepancies to be
reported to the architects before any work is put in hand.
All concrete foundations to be a minimum of 600mm x 200mm unless shown otherwise.

10581 (ROAD)

ON-SITE PARKING
Top of concrete foundation to be a minimum of 300mm below NGL.

FLOOR FACTOR
Finished floor levels to be a minimum of 150mm above natural ground level unless
otherwise shown. Fire walls to underside of roof covering. Minimum 150mm threshold plus

COVERAGE
fire door to garage where interleading with house.
All doors to the exterior that open outwards are to have a 15mm step up to the inside on
the inside of the door leaf, and those opening inward are to have a 15mm step up along
the longitudinal centreline of the door leaf.

10580
The Contractor is responsible for all site visits by local authorities and inspectors and shall

EXISTING CURB LINE

4 500
4 500
pay all fees in connection therewith.

DRAINAGE NOTES
All plumbing work to be carried out by licensed drainlayers and plumbers.
Drains under buildings to be straight runs, adequately protected and with I.E’s at ends.
Concealed waste pipes to be sleeved.

3 000

3 000
I.E’s to all bends and junctions to be easily accessible. I.E’s to have marked covers at
ground level. Rodding eyes to be provided where necessary.
All soil pipes to be 100mm diameter glazed earthenware or PVC drains and to have a
building line minimum fall of 1:60. Top of any drain to be at least 300mm below GL.
All waste pipes to be 50mm internal diameter. All waste fittings to have deep "P” resealed

Public Open Space / Play Area

traps and to be fully accessible for repairs and cleaning.
All vent pipes to extend 900mm above roof level. Waste pipes exceeding 6m to be

BEDROOM 1

BEDROOM 1

BEDROOM 1

BEDROOM 1

BEDROOM 1

BEDROOM 1
BEDROOM 1
vented. S.V.P.’s to all W.Cs having more than 1200mm vertical discharge.

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BIC

BIC

BIC

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BIC
LIVING

LIVING

LIVING

LIVING

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LIVING
TIMBER

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All soil and waste fittings to be accessible along their entire length for maintenance and

TILES

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TILES
repairs. All drains are to be accessible at 24m centres by means of M.Hs or cleaning
eyes. A manhole to be provided within 1,2m of the stand boundary.

BIC BIC BIC BIC BIC BIC BIC SINGLE STACK SYSTEMS: Waste pipes exceeding 6m to be vented, horizontal
drain bends to have centreline radius of minimum 600mm, all substacks and Cl’s to have
a 300mm radius vertical easy bend to main sit drain.

whb

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whb
BEDROOM 2

BEDROOM 2

BEDROOM 2

BEDROOM 2

BEDROOM 2

BEDROOM 2

BEDROOM 2

KITCHEN
KITCHEN

KITCHEN

KITCHEN

KITCHEN

KITCHEN

KITCHEN
BATH

BATH

BATH

BATH

BATH

BATH

BATH
TILES

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TILES

TILES

TILES

TILES

TILES

TILES

sink
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WATER PROOFING AND DAMP PROOFING

TILES

TILES

TILES

TILES

TILES

TILES
wc

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wc

wc

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sink sink sink sink sink sink
375 micron brick grip polythene D.P.C.
D.P.C.’s under all walls and screen walls to be 150mm above finished ground level.
bath bath bath bath bath bath bath

fr

fr

fr

fr

fr

fr
D.P.C.’s under all cills, behind weather boards and under ridge tiles. Vertical D.P.C.’s to
walkway walkway walkway all changes in floor level. Surface beds to be on approved waterproofing forming a
continuous sealed membrane with the D.P.C.’s under walls. Flashings to all changes of
up

up
1 1 roof levels and to chimneys. Impervious copings to all parapets.
2 2
3
Remove storm water from buildings and site.
WATERPROOFING TO ROOF SLABS: All waterproofing to roof slabs to be ‘DERBIGUM

wm
3

bath
bath
BEDROOM 3

BEDROOM 3
4 4

SP4” sheeting, all to be laid (including flashing and counter-flashing) strictly in accordance
5

TIMBER

TIMBER
5
6

BATH
6 wc
with manufacturers instructions, with UB7 bituminous paint to all exposed surfaces and

TILES
wc

BATH
7

TILES
planting and grass

7
8

guaranteed unconditionally for ten years.

8 whb

4 450
4 450

9 whb 9
cover

10 10

11 BIC BIC 11

NATURAL LIGHT AND GLAZING

fr

fr
12 12

13 13

14 14
All habitable rooms to have a minimum 10 % natural light.

KITCHEN
15

All glazing to comply with part N of the N.B.R. and SABS 0137-2000 Code of Practice;
15

KITCHEN

sink
16

TILES
16

safety and laminated glass to conform to SABS 1263.

LIVING

LIVING
sink
17

TILES
17
TILES

TILES
18 18

Aluminium doors and windows to conform to A.A.A.M.S.A. standards.

3842
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Minimum thickness of glazing panes: panes not exceeding 0,75sq.mr3mm thick, panes

1 267
1 200

not exceeding 1,5 sq.m-4mm thick, panes exceeding 1,5 sq.m -6mm thick.
BIC BIC Safety glass to window panes lower than 300mm from finished floor level.

STAIRS
Stair treads to be 250mm minimum, stair risers to be 200mm maximum. Balustrade
BEDROOM 2

BEDROOM 1

BEDROOM 1

BEDROOM 2
heights to be 1000mm minimum. Baluster openings to be 100mm maximum.
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PARTITIONS AND CEILINGS
BIC

Dry wall partitions and suspended ceilings to comply with ft1411 and Section B of SABS
BIC

BIC
Test Method 419. Drywall cladding to be 12,7mm, “X” rated gypsum board.

47
Drywall ceilings to be 6mm gypsum board. External dry wall claddings to be 6mm fibre
cement boarding. 50mm Aerolite insulation to be provided inside all external drywalls and EL-AXIS ARCHITECTS retains the copyright in all intellectual

bath
BEDROOM 3

BEDROOM 3
between ceilings and roofing material.
wc
property, including designs and/or documents prepared in
TIMBER

TIMBER
whb

Dry wall cladding and ceilings to bathrooms to be 6mm fibre cement boarding.
walkway

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BIC
BATH

bath
TILES

wc

BATH
terms of this appointment for the project covered by the

TILES
whb

WATERPROOFING TO ROOF SLABS appointment. The client may use the designs and/or

48
All waterproofing to roof slabs to be “derbigum SP4” sheeting, all of which is to be laid documents for the sole purpose of their intended use on this
fr

fr
(including flashing and counter-flashing) strictly in accordance with the manufacturers

building line
project only subject to payment for the design having been
instructions, with UB7 bituminous paint to all exposed surfaces and guaranteed
received. Use for any other purpose, whether or not the
KITCHEN

KITCHEN
unconditionally for ten years
LIVING

LIVING
sink

sink
design and/or documents have been paid for constitutes an
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TILES

TILES
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ELECTRICAL infringement of copyright, and all rights are reserved

49
All electrical reticulation shall be done by a registered electrician. A COMPLIANCE
CERTIFICATE MUST BE ISSUED UPON COMPLETION OF THE INSTALLATION.
All dimensions to be checked on site before any work is put
The electrical installation shall have a “Heinemann” earth leakage system in the
PORTION 1(PORTION OF ROCKFORD ROAD)

distribution board. in hand. Refer any discrepancies to the engineer.

Copyright reserved
BEDROOM 2

BEDROOM 1

BEDROOM 1
FIRE

50
BEDROOM 2
TIMBER

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All work to comply with ACT 103 of 1977 & SABS 0400-1990

TIMBER
FOR COUNCIL APPROVAL

8th AVENUE
BIC

BIC

BIC

BIC
Occupation Classification: B2
1x4.5 kg Extinguishers to be installed in accordance with SABS 0105
1x30m Hose reels, per 500m2 to be installed in accordance with SABS 543
Existing fire services to be extended to new hose reel positions
AMENDMENT
sink sink Portable fire extinguishers to be hung on purpose made boards, as indicated on planr
Escape doors may only be fitted with with approved locking devices
DONE

KITCHEN
KITCHEN

Photoluminescent escape signs to be provided and comply with SABS 1186 DATE CHECKED DESCRIPTION

wm
wm

BY

TILES
TILES

Photoluminescent pictorial signs, indicating fire equipment, to be provided and to comply

LIVING
LIVING

TILES
TILES

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with SABS 1186

fr
fr

A 04/2017 T.T. T.M. ISSUED FOR COUNCIL APPROVAL

Structural elements and components shall have a minimum stability rating of 30minutes

bath
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bath

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BATH

BATH
TILES

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BIC BIC

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walkway

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SITE AREA 3772.89m²

BEDROOM 1
BEDROOM 1

BEDROOM 2
BEDROOM 2

PARKING BAYS 84

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GROUND FLOOR 724,13m²

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53
FIRST FLOOR 1180,91m²
SECOND FLOOR 1180,91m²
BEDROOM 3

BEDROOM 3
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GUARD HOUSE 11,82m²
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BATH

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line of slab above
bath

bath
TILES

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REFUSE ROOM 41,13m²
Public Open Space / Play Area

1 220 1 410 OFFICE & STORE ROOM 8,81m²

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fr
COVERED WALKWAYS 676,26m²

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1 300

TOTAL COVERAGE 1576,50m²

KITCHEN

KITCHEN
LIVING

LIVING
sink

sink
TILES

TILES

1 267
TILES

TILES
18 % COVERED 41,78%
COVERAGE CALCULATIONS
17 1 430 1 192
16 P.O.BOX 4436 TEL:+27 (0)11 678 9623
EXISTING CURB LINE

15 18

14
17
16
CREST 2118 FAX:086 766 2867
13
15

(position of electrical
12
14
11
5 000

13
10 12
9 11
BEDROOM 2

4 450

PORTION 2
DESIGNED DRAWN CHECKED
BEDROOM 1

BEDROOM 1

substation)
8 10

BEDROOM 2
TIMBER

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7 9

TIMBER
8
6
7
TM TM TT
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5
6
4
5
3
4
2

1
3
2
REQUIREMENT PROVIDED
- 17/04/2017
116 84
up

ON-SITE PARKING
CONSULTING ARCHITECT PR ARCH NO. DATE

up
walkway walkway walkway
COVERAGE 60% 41,78%
COMMON BOUNDARY SETBACK 4.50m 3.00m
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bath bath bath bath bath bath bath

STREET BOUNDARY SETBACK 4.50m 4.50m

BEDROOM 2

BEDROOM 2

BEDROOM 2

BEDROOM 2

BEDROOM 2

BEDROOM 2

BEDROOM 2
sink sink sink sink sink sink
CONSULTING ENGINEER PR ENG NO. DATE
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TILES

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8.00m 8.00m
BATH

BATH

BATH

BATH

BATH

BATH

BATH
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STREET CENTRELINE SETBACK

TILES
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TILES

sink
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FLOOR FACTOR 1 0,24

2100mm high boundary wall

BIC BIC BIC BIC BIC BIC BIC MAXIMUM HEIGHT 15.00m 10.149m CLIENT DATE

Public Open Space / Play Area

CLIENT
BEDROOM 1

BEDROOM 1

BEDROOM 1

BEDROOM 1

BEDROOM 1

BEDROOM 1
BEDROOM 1

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BIC

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BIC

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JAN MICHELS
building line

3 000
3 000

PROJECT

4 500
4 500
PROPOSED HOUSING DEVELOPMENT
ON REMAINDER ERF 2900, GRASSY
PARK
2899

TYPICAL 1ST & 2ND FLOOR LAYOUT PLAN

DRAWING DESCRIPTION

TYPICAL 2ND & 3RD FLOOR

SCALE DATE

1:100 APRIL 2017

DRAWING NUMBER REVISION

1702-101-02 A
GSPublisherEngine 0.0.100.100