THIKA GREENS PHASE 1 – WATERFALLS COUNTRY HOMES
BUILDING & ESTATE GUIDELINES
THIKA GREENS PHASE 1 – WATERFALLS COUNTRY HOMES
BUILDING & ESTATE GUIDELINES
EXECUTIVE SUMMARY
These Building and Estate Guidelines establish the mandatory standards for all development within Thika Greens Phase 1, known as Waterfalls Country Homes. Their primary objectives are to:
1. Ensure public safety, health, and welfare.
2. Protect life and property from hazards incidental to building occupancy.
3. Preserve and enhance the aesthetic, environmental, and economic value of the estate.
These guidelines set the minimum acceptable standards for design, construction, and maintenance. They are to be applied in conjunction with the National Building Code of Kenya, Murang’a County Government by-laws, and any other relevant statutes.
This document is a legally binding component of the Sale Agreement between Thika Greens Limited (TGL) and all stakeholders. The Management reserves the right to amend these guidelines at any time. Only the latest published version is valid; previous versions are automatically superseded.
Crucial Note: Completed projects within the estate are not precedents. New designs and modifications must comply with the current guidelines, irrespective of any differing existing structures.
Adherence to these rules is essential to achieve the estate’s vision of architectural harmony, aesthetic excellence, a secure environment, and a beautifully integrated landscape.
PART 1: INTRODUCTION & ADMINISTRATION
1.1 Objectives and Purpose
Thika Greens Phase 1 is a controlled development designed to create a seamless blend of architecture and natural environment. These guidelines aim to direct building consultants, homeowners, and contractors to achieve this vision, resulting in a harmonious, valuable, secure, and serene living community. Specifically, they seek to: i. Protect and enhance the investment value of the estate through orderly, high-quality development. ii. Safeguard the rights, comfort, privacy, and security of every property owner.
1.2 Definitions
In these guidelines, unless the context otherwise requires:
- "The Management" refers to Thika Greens Limited and/or Waterfalls Country Homes Management Limited.
- "Plot Coverage" means the area of a plot covered by the footprint of all buildings, including verandas, covered patios, garages, and outbuildings, but excluding pergolas and uncovered lean-tos.
- "Natural Ground Level (NGL)" is the ground level as documented on the official topographical survey for the plot.
- "DSQ" refers to a Domestic Staff Quarters.
- "Outbuilding" refers to a DSQ or Gazebo as defined herein.
1.3 Document Administration & Approvals Process
1.3.1 The homeowner bears ultimate responsibility for ensuring full compliance with these guidelines and all applicable Kenyan laws. 1.3.2 The following must receive written approval from The Management prior to commencement:
a) Architectural, structural, and services drawings.
b) Landscape and grading plans.
c) Contractor’s Health and Safety Plan. d) Signed Beacon Certificate (Clause 2.4).
e) Service Charge Clearance Certificate (confirming all service charges and related levies are paid up to date).
1.3.3 No construction work may begin before all requisite approvals are granted.
1.4 Completion, Occupation & Service Charge Clearance
1.4.1 Final Completion Certificate
a) Upon substantial completion of the dwelling and all ancillary works (including landscaping, paving, and external services), the homeowner must engage the Project's Structural Engineer and Architect to conduct a final inspection.
b) The inspecting professionals shall issue a Final Completion Certificate confirming that the construction:
i. Has been executed in accordance with the approved architectural, structural, and landscape plans.
ii. Complies with all relevant technical standards outlined in Part 5 of these Guidelines.
iii. Has addressed all site instructions and compliance notes from the mandatory inspections.
c) This Final Completion Certificate, signed and stamped by the relevant professionals, must be submitted to The Management before any application for an Occupation Certificate is made to the County Government.
1.4.2 Occupation Certificate
a) The homeowner is responsible for obtaining the official Occupation Certificate from the Murang’a County Government.
b) Submission to The Management: A certified copy of the issued Occupation Certificate must be filed with The Management within fourteen (14) days of receipt.
c) Occupancy Restriction: The dwelling shall not be occupied on a permanent basis until the Occupation Certificate has been issued by the County and a copy submitted to The Management. Temporary occupancy for finishing works may be permitted at The Management's discretion, subject to appropriate indemnities.
1.4.3 Consequences of Non-Compliance
a) Failure to obtain and submit the required certificates shall be deemed a breach of these Guidelines and the Sale Agreement.
b) The Management reserves the right to withhold estate services, refuse access permissions for moving, and/or levy administrative penalties until such time as the certificates are duly provided.
c) The homeowner shall indemnify The Management against any liabilities arising from the occupation of a premises without the requisite certificates.
PART 2: ARCHITECTURAL DESIGN GUIDELINES
2.1 General Provisions & Legal Compliance
2.1.1 Only one primary dwelling house is permitted per plot. No temporary structures (trailers, shacks, containers, etc.) may be used as a residence. Where shipping containers have been approved for on-site storage during the construction period, they must be removed from the plot immediately upon issuance of the Occupation Certificate. The homeowner is responsible for ensuring full compliance with all applicable Kenyan laws, including but not limited to planning, construction, environmental, and health regulations.
2.1.2 All architectural drawings must be approved by The Management. Drawings not prepared by The Management’s panel consultants must be reviewed and stamped by a panel member before submission to county authorities.
2.1.3 Mandatory Inspections & Certification Pathway: Five compulsory site inspections by the Project’s Architect/Engineer are required: (a) Setting Out, (b) Foundation, (c) First Floor Slab, (d) Roof, (e) Septic Tank (if applicable). A signed record and site instruction book must be maintained on site.
f) Final Completion Inspection: A final inspection shall be conducted by the Project's Architect and Structural Engineer upon completion of all works. This inspection forms the basis for the Final Completion Certificate as specified in Part 1.4. 2.1.4 Plot Coverage:
- Maximum coverage for a single plot: 50%.
- Maximum total plinth area for any house: 750 m².
- Minimum main house floor area: 250 m².
"Coverage" refers to the footprint of a building, (excluding pergolas and lean-tos), and includes verandas, covered patios, garages and outbuildings.
2.1.5 Combustible or non-permanent materials (e.g., wooden walls, thatch, mud) are prohibited for primary structures. 2.1.6 Rainwater Harvesting: Systems must be incorporated to capture a minimum of 90% of runoff from all roofed areas. 2.1.7 Water Storage: All external water storage tanks must be located at or below ground level; elevated tanks are prohibited. Any internal storage tanks visible from outside the property must be fully screened from public view.
2.1.8 Sinking of private boreholes is strictly prohibited.
2.2 Building Lines & Setbacks
2.2.1 Street Boundary:
a) Main Building: Min. 6.0m
b) Covered parking facing street: Min. 6.0m
c) On splayed cul-de-sac boundaries: Min. 2.0m
d) Parking away from street: Min. 1.5m
e) Swimming Pool: Min. 2.5m
f) Septic tanks/soak pits: Min. 2.0m from all boundaries.
2.2.2 Side/Common Boundary:
a) Single-Storey/Loft: Min. 3.0m
b) Double-Storey: Min. 4.0m
c) Garage (up to 1/3 boundary length): Min. 1.5m
d) Pergola (up to 1/3 boundary length): Min. 2.0m
Note: Setbacks may only be relaxed with written approval from The Management’s Architect, in compliance with the building code.
2.3 Building Skyline & Height
2.3.1 Maximum height: 12.0m above NGL, measured parallel to the ground contour. The Management may exercise discretion on steep sites.
2.3.2 Chimneys may not exceed 1.5m above the roof pitch.
2.3.3 Finished ground floor level may not be raised more than 1.2m above NGL. Design must follow natural site contours.
2.4 Beacon Identification & Plot Verification
2.4.1 Before any development, the homeowner must verify all plot beacons with The Management’s surveyor.
2.4.2 If beacons are missing, only The Management’s surveyor may re-establish them at the owner’s cost.
2.4.3 A signed Beacon Certificate is mandatory before construction commences.
2.5 Boundary Walls, Fences & Retaining Structures
2.5.1 The first developer on a common boundary must construct a finished fence to a standard approved by The Management. 2.5.2 Final design of boundary walls and gates requires approval by The Management’s architect.
2.6 Swimming Pools
2.6.1 General: Pools require a minimum 2.5m setback from all boundaries and separate approval. Construction will comply with the National Building Code.
2.6.2 Pool decks may be up to 1.5m above NGL if integrated with the residence design. Exposed ends must be finished or landscaped.
2.6.3 Pool filtration systems and pumps are to be screened by either means of a painted, plastered or bagged masonry wall and/or a painted picket or lattice enclosure within the colour finish appropriate to the residence.
2.7 Storm Water Drainage
2.7.1 Homeowners are responsible for directing all storm water from their plot into the common estate drainage system. Plans must show the drainage scheme.
2.7.2 Runoff must not drain onto road surfaces.
2.8 Services & Utilities
2.8.1 Satellite Dishes/Antennas: Must be placed unobtrusively, screened, and comply with safety codes.
2.8.2 Air Conditioning: Condenser units must be installed at or below 1.2m above finished ground level, concealed from public view, and shown on plans.
2.9 Outbuildings
2.9.1 Only a DSQ or Gazebo is permitted.
2.9.2 Size Limits:
- DSQ: Max. 60 m² (10m x 6m).
- Gazebo: Max. 15 m² (5m x 3m).
2.9.3 Must be detached, attached to a garage, or semi-attached via a pergola. If roof-terraced, they must comply with main building setbacks.
2.10 Exterior Colors & Finishes
2.10.1 Exterior wall paints must be neutral/earth tones as approved by The Management.
2.10.2 Pitched roof materials must be stone-coated metal tiles in Sage Green. A physical sample requires pre-approval.
PART 3: HOMEOWNER OBLIGATIONS & ESTATE RULES
3.1 Land Use & Plot Development
3.1.1 Plots are for residential use only. No commercial activity is permitted.
3.1.2 Amalgamation of two plots for one dwelling requires Management approval and legal amalgamation of the sub-leases. Subdivision is prohibited.
3.2 Property Maintenance & Certification
3.2.1 Owners must maintain their property and buildings in good repair.
3.2.2 Owners of undeveloped plots must keep them clear of invasive vegetation quarterly. Failure will result in work being done by The Management at the owner’s expense.
3.2.3 Certification Obligation: The homeowner is solely responsible for ensuring the procurement and submission of all statutory and Management-required certificates, including the Final Completion Certificate and the County-issued Occupation Certificate, as a condition of lawful occupancy.
3.3 Construction Activity & Supervision
3.3.1 All work, including repairs, must conform to approved plans.
3.3.2 Owners are encouraged to pave the road frontage adjacent to their property, subject to approval.
3.4 Pets Policy
3.4.1 General The keeping of domestic pets requires prior Management approval. The primary objective of these rules is to ensure that pets do not become a nuisance, health hazard, or security concern to other residents. Homeowners are entirely responsible for the control, behaviour, and welfare of their pets at all times.
3.4.2 Approval & Breed Restrictions:
a) Prior Approval Required: Homeowners must obtain written approval from The Management before bringing any dog onto the estate.
b) Allowed Breeds: Only small dog breeds are permitted. Medium, large, and certain aggressive breeds are strictly prohibited (see Appendix V: Prohibited Dog Breeds).
c) Livestock Prohibited: No farm animals, livestock, or poultry of any kind shall be raised, bred, or kept on any plot. The keeping of cats and other small domestic pets is subject to the general principles of Clause 3.4.1 and requires notification to The Management.
3.4.3 Control & Identification:
a) Confinement: Pets must remain constrained within their owner’s property at all times.
b) Leash in Common Areas: Dogs must be kept on a leash and under control while in walkways, parks, and other common spaces.
c) Mandatory Collar: All dogs must wear a collar at all times with the owner’s plot number clearly imprinted on it. d) Unaccompanied Dogs: i. If a dog is found unaccompanied in common areas without a collar, it will be seized and removed from the estate at the owner's risk and expense. ii. If a collared dog is found unaccompanied, it will be returned to the owner following the imposition of sanctions and/or payment of a fine as determined by The Management.
3.4.4 Owner Responsibilities:
a) Behaviour & Nuisance: Owners are fully responsible for their pet’s behaviour. Pets must not cause a nuisance to neighbours through excessive noise, aggression, or unruly behaviour.
b) Waste Disposal: All pet waste must be collected immediately and disposed of appropriately within the owner's property. c) Health & Documentation: Pets must be regularly vaccinated, treated for parasites, and neutered/spayed. Owners must provide current veterinary documentation to The Management upon request.
d) No Breeding: Breeding animals for sale is prohibited.
3.4.5 Consequences for Non-Compliance: Failure to comply with any part of this policy may result in The Management withdrawing approval to keep the pet, requiring its removal from the estate, and/or levying fines. The homeowner shall be liable for any damage or disturbance caused by their pet.
3.5 Signage & External Features
3.5.1 Only one professional "For Sale/Rent" sign is allowed, subject to approval.
3.5.2 Mailboxes, lighting, and other exterior fixtures require approval. Lights must be down-facing to avoid neighbour glare.
3.6 Noise, Nuisance & Conduct
3.6.1 No noxious, offensive, or noisy activities are permitted. Noise levels must comply with NEMA regulations.
3.6.2 Clothes lines must be screened from public view.
3.7 Parking & Vehicle Policy
3.7.1 Parking personal vehicles in common areas is prohibited. Illegally parked vehicles may be clamped/towed at owner’s cost.
3.7.2 Parking commercial vehicles (vans, lorries, buses) in common areas is prohibited.
3.7.3 Owners are liable for damage to roads by overloaded delivery vehicles.
3.8 Liability for Damages
3.8.1 Homeowners are liable for damage to estate infrastructure (roads, signage, lighting, landscaping bins) caused by themselves, their contractors, tenants, or visitors.
PART 4: CONSTRUCTION PHASE RULES
4.1 General Procedures
4.1.1 Homeowners must use NCA-approved contractors and are responsible for their conduct.
4.1.2 Contractors are restricted to their designated site(s).
4.2 Site Operations
4.2.1 Sites must be kept tidy, safe, and hoarded with Management-approved screening.
4.2.2 Construction waste must be stored within the site and removed regularly to approved dumpsites. No debris may be placed on roads, reserves, or adjacent undeveloped plots.
4.2.3 Materials must be stored safely within the plot at the owner’s/contractor’s risk.
4.2.4 Workers must wear appropriate PPE and carry identification.
4.2.5 Contractors must provide their own toilets, water, and utilities. Pit latrines must be demolished upon completion.
4.2.6 No construction work is permitted on Sundays or Public Holidays.
4.2.7 The Management must be notified 24 hours before work starts and 1 working day before any utility interruption.
4.3 Health, Safety & Environment
4.3.1 Contractors must comply with all health, safety, and environmental laws, including the Occupational Safety and Health Act, 2007.
4.3.2 A site-specific Health and Safety Plan must be submitted and approved before work begins.
4.3.3 All accidents must be reported immediately to The Management.
4.4 Plant & Equipment
4.4.1 All equipment must be maintained in good order.
4.4.2 Vehicles must comply with legal axle loads and estate access rules.
4.4.3 The Management reserves the right to refuse entry to wide-load or heavy vehicles.
PART 5: CONSTRUCTION TECHNICAL STANDARDS
5.1 SITE WORKS
5.1.1 Excavations
5.1.1.1 The topsoil and vegetation matter in all unexcavated areas under a building shall be removed.
5.1.1.2 In localities where termite infestation is known to be a problem, all stumps, roots and other wood debris shall be removed from the soil to a depth of not less than 300 mm.
5.1.1.3 The bottom of every excavation shall be free of all organic material and stagnant water.
5.1.1.4 Excavations shall be undertaken to prevent damage to adjacent properties, structures, utilities, roads and sidewalks.
5.1.1.5 Blasting Restriction: No blasting of rocks using explosives is permitted without written approval from the Project Structural Engineer and The Management. Where approved, it shall be conducted by a qualified, licensed blasting contractor in full compliance with Kenyan law and Murang’a County regulations.
5.1.1.6 Materials or equipment shall not be placed adjacent to an excavation in a manner that endangers its integrity.
5.1.1.7 Excavations for foundations shall extend to undisturbed soil or rock and to a depth that safeguards the building against damage from swelling, shrinking, or erosion of the subsoil.
5.1.2 Backfill
5.1.2.1 Backfill shall be placed to avoid damaging the foundation wall, drainage systems, waterproofing, or damp proofing.
5.1.2.2 Backfill shall be graded to prevent drainage towards the foundation after settling.
5.1.2.3 Backfill within 600 mm of the foundation shall be free of deleterious debris and boulders larger than 250 mm in diameter.
5.1.2.4 Where lateral support is required, foundation walls shall be adequately braced before backfilling commences.
5.2 FOUNDATIONS & FOOTINGS
5.2.1 General Requirements
5.2.1.1 Foundations under load-bearing walls shall be strip foundations of reinforced concrete, situated centrally under the wall. The minimum concrete thickness shall be 200mm.
5.2.1.2 Where foundations change level, the higher foundations must extend over and unite with the lower foundations for a distance not less than the foundation thickness (min. 300mm).
5.2.1.3 Foundations shall be sufficiently rigid to minimize differential settlement.
5.2.1.4 The structural design shall ensure adequate stability and transfer of loads between the building and the ground without exceeding the safe bearing capacity of the soil/rock.
5.2.2 Footings
5.2.2.1 Footings shall be provided under all walls, columns, piers, and chimneys bearing on soil or rock.
5.2.2.2 Footings shall rest on undisturbed soil, rock, or properly compacted granular fill.
5.2.2.3 Footing thickness shall be not less than the greater of 100 mm or the width of the footing projection beyond the supported element. 5.2.2.4 Where step footings are used, the vertical rise between horizontal portions shall not exceed 600 mm, and the horizontal distance between risers shall be not less than 600 mm.
5.3 WALLS & MASONRY
5.3.1 Materials & General Construction
5.3.1.1 All masonry units (stone, brick, block) shall be hard, durable, and suitable for their intended use, offering sufficient compressive strength.
5.3.1.2 Masonry shall be properly bonded to ensure stability. Joint thickness shall not exceed: - Stone: Bed joints 15mm, Vertical joints 12mm. - Brick/Block: Bed joints 12mm, Vertical joints 10mm.
5.3.1.3 External, separating, or party walls shall have a minimum actual bedding thickness of 200mm, exclusive of any applied facings. 5.3.1.4 Hollow blocks shall not be used in substructure foundation walls or in the wythes of chimney construction.
5.3.1.5 All exposed cavities at wall ends and returns shall be sealed.
5.3.1.6 Used bricks shall be free of old mortar, soot, or other surface coatings.
5.3.1.7 Glass blocks shall not be used as load-bearing units or in fireplaces/chimneys.
5.3.1.8 Cellular concrete masonry shall not be used in contact with soil or exposed to weather.
5.3.1.9 Stone shall be sound and durable. Concrete blocks exposed to weather shall have appropriate density and low water absorption.
5.3.2 Damp Proofing
5.3.2.1 No wall shall permit the passage of harmful moisture from the ground to the interior.
5.3.2.2 A damp-proof course (DPC) shall be provided in all walls in contact with the ground, at a minimum height of 150mm above the external finished ground level.
5.3.2.3 In cavity walls, wherever the cavity is bridged, a DPC or flashing must direct moisture away from the inner leaf, unless protected by the roof.
5.3.3 Specific Wall Types
5.3.3.1 Cavity Walls: a) Wythes shall be not less than 90mm wide if joints are raked, or 75mm if not raked. b) Cavity width shall be between 50mm and 150mm.
5.3.3.2 Parapet Walls:
a) Height above the adjacent roof surface shall not exceed 3 times the parapet wall thickness.
b) Shall be solid from the top down to at least 300mm below the adjacent roof level.
5.3.4 Bonding, Tying & Anchorage
5.3.4.1 Bonding: Where wythes are bonded with masonry units, bonding units shall comprise not less than 4% of the wall surface area.
5.3.4.2 Tying Intersecting Walls: Where required for lateral support, intersecting walls shall be tied with corrosion-resistant metal ties (min. 4.76mm x 40mm steel strap equivalent), spaced not more than 800mm vertically.
5.3.4.3 Wall Anchorage: Masonry walls shall be anchored to each floor/roof assembly at max. 2000mm intervals with corrosion-resistant anchors (min. 40mm x 4.76mm steel strap equivalent).
5.3.4.4 Wood to Masonry Ties: Wood-frame walls intersecting masonry shall be tied with min. 4.76mm diameter corrosion-resistant steel rods at max. 900mm vertical spacing.
5.4 ROOF SYSTEMS
5.4.1 General Requirements
5.4.1.1 The roof structure and covering shall be weatherproof and afford adequate protection against fire spread.
5.4.1.2 Ceilings shall be provided with an access hatch (min. 0.32m² for single dwelling, min. 550mm x 900mm otherwise) to the roof space. 5.4.1.3 Ventilation: Where insulation is installed at ceiling level, a ventilated air space must be maintained between insulation and roof sheathing.
a) Minimum unobstructed vent area: 1/300 of insulated ceiling area.
b) For roofs with slope < 1:6 or with roof joists: 1/150 of insulated area.
c) Vents must be distributed uniformly, with ≥25% at the top and ≥25% at the bottom of the space.
d) Minimum clear space above insulation: 63mm for joist spaces, 25mm at eaves with baffles.
5.4.2 Structural Framing
5.4.2.1 Roof rafters, joists, and ceiling joists shall be continuous or properly spliced over supports.
5.4.2.2 Framing members shall be doubled on each side of openings wider than 2 rafter/joist spacings.
5.4.2.3 Minimum end bearing for joists and rafters: 38mm.
5.4.2.4 Rafters shall be located opposite each other and tied at the peak, or offset if nailed to a ridge board (min. 17.5mm thick).
5.4.2.5 Hip and valley rafters shall be at least 50mm deeper than common rafters and min. 38mm thick.
5.4.2.6 Support Elements: Collar ties, dwarf walls, or struts (min. 38mm x 89mm at ≥45° angle) may be used for intermediate support. Dwarf walls must be framed as load-bearing walls and secured.
5.4.2.7 Roof systems of wood-frame construction shall be tied to exterior walls with min. 12.7mm diameter anchor bolts spaced ≤2400mm apart, embedded ≥90mm into masonry and fastened to a min. 38mm thick rafter plate.
5.5 FLOORS
5.5.1 Concrete Slabs (Floors-on-Ground)
5.5.1.1 Dry cement shall not be added to floor surfaces to absorb water.
5.5.1.2 Concrete slabs shall be not less than 75mm thick, exclusive of any topping.
5.5.1.3 A bond-breaking material shall be placed between the slab and footings or rock.
5.5.1.4 Concrete Strength:
a) Without damp proofing: Minimum compressive strength = 25 MPa at 28 days.
b) With damp proofing: Minimum compressive strength = 15 MPa at 28 days.
c) Garage/Carport/Exterior: Minimum compressive strength = 32 MPa at 28 days (with 5-8% air entrainment).
5.5.1.5 Topping Course: If provided, shall be 1:2.5 cement:sand mix, min. 20mm thick, with water/cement ratio similar to base slab.
5.5.2 Damp Proofing & Membranes
5.5.2.1 Floors-on-ground shall be damp proofed unless the floor/finish is impervious or contains an integral damp-proof layer.
5.5.2.2 Damp proofing membranes below slabs shall be polyethylene (min. 0.15mm thick) or Type S roll roofing, with joints lapped ≥100mm. 5.5.2.3 Above-slab damp proofing shall be 2 mopped-on bitumen coats, min. 0.05mm polyethylene, or equivalent.
5.5.3 Suspended & Timber Floors
5.5.3.1 Timber Floors: Must have a ventilated space ≥75mm (≥450mm above black cotton soil) between underside of timbers and ground, with protection from moisture rising through walls.
5.5.3.2 Black Cotton Soil: Must be entirely removed under solid floors and replaced with consolidated hardcore. Under suspended floors, level must be ≥150mm (≥450mm for timber) below underside of floor.
5.5.4 Material & Finishing Standards
5.5.4.1 Aggregates shall be clean, well-graded, and free of deleterious materials. Water shall be clean and free of impurities.
5.5.4.2 Finished Flooring: Required in all residential occupancies. Bathrooms, kitchens, etc., must have water-resistant finishes (ceramic tile, resilient flooring, etc.).
5.5.4.3 Wood sleepers on concrete must be min. 19mm x 38mm and preservative-treated.
5.5.4.4 Underlay: Panel-type underlay (min. 6mm thick) is required under resilient flooring, ceramic tile, or carpet laid over lumber subflooring, or under ceramic tile applied with adhesive.
5.6 FIRE PROTECTION REQUIREMENTS
5.6.1 Bush & House Fires
5.6.1.1 Bush fires for clearing plots are prohibited without the express authority, control, and presence of The Management's fire marshals. Plot owners are fully liable for any damage caused by unauthorized fires.
5.6.1.2 External Walls: Shall have a minimum 1-hour fire resistance rating.
5.6.1.3 Upper Floor in two-storey houses: Shall have a minimum 1-hour fire resistance rating.
5.6.2 Garage Separation
5.6.2.1 Where a garage is part of a dwelling:
a) Ceiling: Non-combustible material, ½-hour fire resistance.
b) Separating Walls: Non-combustible material, ½-hour fire resistance, no combustible linings.
c) Openings: Protected by self-closing doors with ½-hour fire resistance, raised ≥100mm above garage floor.
5.6.3 Electrical & Combustible Components
5.6.3.1 Cables in combustible construction must be flame-retardant (burn ≤1 min when tested) and located in non-combustible raceways, concealed spaces, or concrete slabs.
5.6.3.2 Permitted Minor Combustibles in non-combustible construction include: paint, fire-stop/sealant materials, small-diameter control tubing (≤10mm), adhesives, vapor barriers, outlet boxes, and wood blocking for fixtures.
5.6.3.3 Flame-Spread Rating: Interior wall and ceiling finishes (including glazing) shall have a flame-spread rating not exceeding 150.
PART 6: LANDSCAPING GUIDELINES
6.1 Introduction
6.1.1 The objective is to preserve the natural green topography and create a cohesive indigenous landscape theme.
6.1.2 The Management is responsible for public areas and road verges. Homeowners are responsible for landscaping within their plots.
6.2 Design Principles & Submission Requirements
6.2.1 A detailed Landscape Development Plan (scale 1:100) must be submitted and approved before any work. It must include: - Full planting list (common & botanical names, sizes, quantities). - Layout of all hardscape (paving, pools, features), with finishes. - Grading and drainage plan. - Irrigation plan (must utilize harvested rainwater). - Indication of existing trees to be retained or removed (removal requires approval).
6.3 Private Landscape Rules
6.3.1 Landscaping is confined to the pegged plot. Removal of any flora or rocks from common areas is prohibited. 6.3.2 Invasive alien plant species are strictly prohibited.
6.3.3 Hedges, rock features, statues, and water features visible from the road require approval.
6.3.4 Homeowners must control soil erosion on their plot and are liable for any damage caused to adjacent properties.
6.4 Hard Landscaping
6.4.1 Paving (brick, tile, etc.) may not cover more than 25% of the total plot area.
6.4.2 A minimum of 25% of the plot must be soft landscaping (lawn, garden beds).
6.5 Gates, Fencing & Streetscape
6.5.1 Gate Design & Construction:
a) Each gate design must be pre-approved by The Management to ensure a harmonious appearance.
b) Only one main gate is allowed per plot (maximum height 1.7m). Side or pedestrian gates are not permitted.
c) Gate Visibility: Gates must not be fully opaque. The design must allow for limited visibility through the gate (e.g., through the use of vertical bars, decorative cut-outs, or approved screening materials) to maintain an open streetscape while providing security.
6.5.2 Boundary fencing design requires approval. Solid perimeter masonry walls are prohibited.
6.5.3 Fencing should incorporate open elements (e.g., columns with infill not exceeding 25% of the area between them).
6.6 Planting & Grading
6.6.1 Use of indigenous plants from the approved list (Appendices I-III) is strongly encouraged.
6.6.2 Final slopes must not exceed 5% (1:20) unless part of an approved retaining structure.
6.7 External Lighting
6.7.1 Garden lighting is permitted but must be down-facing to prevent light pollution and nuisance to neighbours.
6.8 Approved Landscape Features
6.8.1 Permitted: Garden seats (approved materials), children’s swings (approved types), fountains (max. 4m²), sculptures (approved size), gazebos.
6.8.2 Prohibited in front/side yards: Garbage collection areas, graffiti, sheds, animal structures.
PART 7: SECURITY & COMMUNICATIONS
7.1 Security Objectives
7.1.1 The Management provides security services, but ultimate responsibility for personal property remains with the homeowner.
7.2 Access Control
7.2.1 All residents, tenants, visitors, and contractors must adhere to 24/7 estate security protocols.
7.2.2 Homeowners must inform their guests and contractors of the rules.
7.3 Good Neighbourliness
7.3.1 Activities causing a nuisance (noise, visual clutter) are prohibited.
7.3.2 Caravans, boats, or non-permanent structures must be screened from view.
7.4 Management of Tenants, Visitors & Contractors
7.4.1 Homeowners must register tenants in writing with The Management and ensure they receive these guidelines. Owners remain accountable for tenant conduct.
7.4.2 The use of motorcycles, tuk-tuks, or similar for commercial purposes within the estate is prohibited without written authorization.
PART 8: IT & COMMUNICATIONS GUIDELINES
8.1 Installation Standards
8.1.1 Installation of communication systems (e.g., satellite, fiber) must comply with prevailing residential technical standards and receive prior Management approval to ensure safety and prevent visual nuisance.
APPENDICES
Appendix I: Recommended Tree Species
Appendix II: Recommended Shrub Species
Appendix III: Recommended Ground Cover Species
Appendix IV: Approved Construction & Hardscape Materials
Appendix V: Prohibited Dog Breeds
Note: This list is not exhaustive. The Management reserves the right to prohibit any dog deemed, in its sole discretion, to be unsuitable for a residential community environment based on size, temperament, or breed characteristics.
Issued by: Thika Greens Limited For implementation in: Thika Greens Phase 1 – Waterfalls Country Homes
Appendix I: Recommended Tree Species
| Biological Name | Common Name |
|---|---|
| Callistemon viminalis | Weeping Bottlebrush |
| Filicium decipiens | Thika Palm |
| Syzygium guineense | Waterberry |
| Chorisia speciosa | Bombax / Silk Floss Tree |
| Araucaria Araucana | Monkey Puzzle Tree |
| Jacaranda mimosifolia | Jacaranda |
| Tipuana tipu | Tipu Tree |
| Cassia spectabilis | Cassia |
| Podocarpus gracilior | Podo |
| Bauhinia purpurea | Purple Orchid Tree |
| Ficus benjamina | Banyan / Weeping Fig |
| Punica granatum | Pomegranate |
| Schinus mole | Pepper Tree |
| Callistemon citrinus | Lemon Bottlebrush |
| Myrianthus holstii | Giant Yellow Mulberry |
| Juniperus procera | African Pencil Cedar |
| Mangifera indica | Mango Tree |
| Acacia nilotica | Scented Thorn |
| Spathodea campanulata | Nandi Flame Tree |
| Erythrina abyssinica | Flame Tree / Red-hot Poker |
| Markhamia lutea | Markhamia |
| Vitex keniensis | Meru Oak |
| Newtonia buchananii | Newtonia |
| Delonix elata | Muangi |
| Sterculia Africana | African Star Chestnut |
| Tamarindus indica | Tamarind |
| Teclea simplicifolia | Teclea |
Appendix V: Prohibited Dog Breeds
| Breed Category | Examples of Prohibited Breeds |
|---|---|
| Large/Guard Breeds | Rottweiler, German Shepherd, Doberman Pinscher, Bullmastiff, Great Dane |
| Bully Breeds | Pit Bull Terrier, Staffordshire Bull Terrier, American Bulldog |
| Working/Hunting Breeds | Siberian Husky, Alaskan Malamute, Rhodesian Ridgeback |
| Any Mixed Breed displaying primarily the characteristics of the above. | |