⊞EXECUTIVE SUMMARY ⊞PART I: INTRODUCTION ⊞ PART II: ARCHITECTURAL GUIDELINES ⊞ PART III: HOMEOWNERS GUIDELINES ⊞ PART IV: CONTRACTORS GUIDELINES ⊞ PART V: LANDSCAPING GUIDELINES ⊞ PART VI: IT COMMUNICATION GUIDELINES ⊞ PART VII: SECURITY GUIDELINES ⊞ PART VIII: CONCLUSION ⊞ Appendix 1: Recommended Tree Species ⊞ Appendix II: Recommended Shrub Species ⊞ Appendix Appendix III: Recommended Ground Cover Species ⊞ Appendix IV: Recommended Construction Materials. ⊞ Appendix V: Addresses of Recommended Contractors. ⊞ References ⊞ footer

EXECUTIVE SUMMARY

The aim of the building guidelines is to ensure the public safety, health and welfare in relation to controlled building construction. Adherence to the standards is meant to secure safety to life and property from all hazards incident to the occupancy of buildings, structures or premises. This guide lays down the minimum acceptable level of safety for the constructed buildings. This guide must be used together with the National Building Code, Murang’a county government by-laws and any other relevant statutes.

 is a legally binding document and forms part of the Sale Agreement between TGL and all other interested parties in Thika Greens Phase

I. TGL reserves the right to amend it at any time. Such amendments will only be intended to improve the living environment, protect, and enhance the welfare of the homeowners[P11] .

The guidelines contain general instructions.

 

PART I: INTRODUCTION

PRELIMINARY

Only the “latest version” of this document will be valid to guide owners through the design, construction and maintenance phase. Earlier versions of this document will be automatically replaced by new ones thus rendering the old ones invalid and unusable for new designs. Finished projects shall not be taken as benchmarks to be used to inform new designs where new circumstances dictate otherwise. These construction rules are important for nurturing architectural harmony, pleasant aesthetics and beautiful landscape establishment.

Waterfalls Country Homes Management Limited on behalf and in the interest of the owners, retains the right to amend the provisions contained in this guidelines as and when necessary.

1.0  OBJECTIVES and PURPOSE

Thika Greens is a controlled development  thus requiring to strike a delicate balance between the natural and built environment. The objective of developing these guidelines is to create a seamless and appealing blend of architecture and environment, and in so doing create a valuable, well-landscaped, luxurious and serene living areas.

It is imperative to appreciate that these guidelines are not motivated by limitations or otherwise, but rather, to inform and guide the building consultants, homeowners and building contractors in respect of carefully considered design and construction parameters. This will yield the desired harmony, unique architectural language and a healthy, secure living environment.[P13] 

These guidelines are destined to;

  1. Continue to protect and add value to the investment potential of the estate for the purchaser by establishing order and homogeneity in the built environment
  2. Protect the rights and comfort of each property owner/investor in terms of security, health, privacy and views.

 

PART II: ARCHITECTURAL GUIDELINES

2.1 GENERAL

  1. Only one house type (including the DSQ) will be permitted per plot and no other building may be located on the plot. No structure of a temporary character, trailer, tent, shack, barn or any other out-building shall be used on any plot at any time as a residence, either temporarily or permanently.
  2. All Architectural, civil/structural and drawings not developed by consultants who are part of the TGL Panel, must be submitted to TGL for approval by a member of its  panel of consultants, before submission to  Murang’a County authorities before any construction works are started.
  3. The plot coverage will be :

 Maximum 35% plot coverage for a maisionette.[P14] Maximum 50% plot coverage for a bungalow.

  1. Maximum plot coverage for 2 no. amalgamated plots shall be 50%
  2. Minimum plot coverage for 2 no. amalgamated plots shall be 40%
  3. Minimum main house floor areas per plot shall be 250 square meters
  4. Minimum plot coverage shall be 20%

'Coverage' refers to the footprint of building, (excluding pergolas and lean to's) and including verandas, covered patios, garages and outbuildings. .

  1. Walls, Roofs, Windows, Eaves and Gates built in combustible or materials which in the opinion of TGL are temporary, will not be allowed. These include wooden walls, thatch, poles, mud, mud blocks, off cuts, etc.
  2. Water harvesting from the roofs must be incorporated in every house typology and an underground reservoir tank with a minimum capacity of 10 000 litres installed.
  3. Elevated tanks are not allowed.[P15] 

 

2.2 TOPOGRAPHY

2.2.1  The site of Thika Greens Phase 1 (Waterfalls Country Homes) is a series of gradual to steep falls and valleys towards the north and north-east. There are steeper falls on the site, particularly towards the river course. Itgets more gentle and flat towards the western boundaries.

Information Plans of plots showing the topography, contours, boundary extents and other site restrictions will be provided to each property purchaser. TGL and the consultants will approve the setting out and placement of the building on the plot in consideration of views in order to ensure there is no blocking of views for other homeowners.

2.3 BUILDING LINES

  1. Street Boundary

 

  • Minimum
  •  for a covered parking bay facing the street.
  • Minimum 2 6m for the main building.
  • Minimum 6m m on splayed or angled boundaries where cul-de-sacs occur.
  • Minimum 1.5 m for parking bays facing away from the street.
  • Minimum 2.5m for a swimming pool.
  • Setbacks for septic tank, soak pits, conservancy tanks and bio-digesters to be 2 meters from road boundaries, and neighbor boundaries[P16] .
  1. Side Boundary/Common Boundary
  • Single storey and Loft Buildings - 3m
  • Double Storey Buildings - 4m.
  •   The building line / setback may be relaxed (subject to the Architect's assessment) to   the minimum setback as per building code where the size of house and plot width does   not allow a 4m building line.

NOTE: This is applicable to all side boundaries and not only to the double storey section/part of the building. The entire built up premises must fulfil these extents

  • 1.5m on splayed or angled boundaries where cul-de-sacs occur.
  • Down to 1.5 m for garage up to 1/3 of the length of one side boundary.
  • 1.5m for a nyama-choma / barbeque area, which forms part of a side boundary, fence.
  • 2.0m for a swimming pool.

•  2.0 m for a pergola on the side boundary. (No longer than 1/3 the ‘length of the   affected boundary).

  1. Beacon Identification and Re-establishment
  • Every plot-owner must ensure that he / she has seen all the beacons defining his / her   property, before doing any development on the plot.
  • In the case where the beacons cannot be traced, no assumptions should be taken on   their possible positions. Only the TGL Surveyor is allowed to carry out the re-  establishment of the beacons, which cost will be borne by the plot owner.
  • This is done to avoid encroachment onto other people's properties.
  1. Beacon Certificate
  • Every plot-owner must sign a beacon certificate after being shown all the beacons  defining the boundaries of his/her property, which will also be signed by the company   Surveyor.[P17] 

2.4 BUILDING SKYLINE

2.4.1   A maximum height of 12000mm above the Natural Ground Level will be   allowed. The allowed 12000mm 'envelope' is parallel to the Natural Ground   Level. TGL may use its discretion with regards to the roof height, on steep and   difficult sites or those on low lying locations. Notwithstanding this provision,   blocking views to scenic views for the neighbours   will not be allowed.

  1. Note: All height calculations within, 100mm of the allowed height must be  checked and confirmed by a qualified surveyor and must conform to the final  approved plans
  2. The ground floor finished floor level may not be raised higher than 1200mm  above the natural ground level. It is imperative that the building should fit  comfortably into the natural contours and orientation of the site, steps and  terraces are encouraged.
  3. Coverage requirements and building line setbacks must strictly be adhered to  in order to ensure that the second storey is stepped back from the ground to  reduce the massing and create an interesting and fragmented roof-scape to  facilitate through-views.
  4.  Note: Natural ground levels are considered as those documented on the  contour survey.

Chimneys are exempt from this height restriction.[P18] 

2.5 BOUNDARY WALLS AND FENCES

2.5.1  In the case where a common side boundary is required prior to the   construction of the adjoining plot or plots, then the first homeowner/ developer   is required to finish the fence in a manner acceptable to TGL.

2.6. SWIMMING POOLS

  1.   General

  Swimming pools must have at least 2000mm setback from all boundaries.

  1.   Swimming pool fences will comply with National Building Code and with   section the 'Boundary Walls & Fences' above. Construction will be subject to   separate approval.[P19] 

 

  1.   Pool decks may be 1.5m above the natural ground level, but only where this   raised level relates to the finished floor level of the residence and / or veranda   connecting to the pool. The exposed ends of decks must be closed with   appropriate finish and/or landscaped.
  2.   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 and as   prescribed in the approved colour codes.

2.7 STORM WATER DRAINAGE

2.7.1   It is the responsibility of each homeowner to ensure that all storm water   entering or originating in his property is effectively drained into the common   storm water drainage channels. Storm water drainage system from the plot   must be indicated clearly on the plans submitted for approval by TGL.[P110] 

2.8 SATELLITE DISHES

2.8.1   Satellite dishes must be 39 inches or less in size. Installation must comply with   building codes, screening, unobtrusive placement, camouflage or other   reasonable measures to ensure safety and minimize the visual effect as long as   it does not impose unreasonable expense or delay or prevent reception of an   acceptable quality signal.

 

2.9 AIR CONDITIONING

2.9.1   All air-conditioning condenser units to be installed at a maximum height of   1.2m above finished ground level and must be concealed from view from the   street and any green open space and adjoining properties and their position clearly indicated on plans submitted for approval.

 

2.10 OUTBUILDINGS

2.10.1   A DSQ should not exceed 50m2 (max length 10M max width 6M) while a gazebo should not exceed 15m2 (max length 5M max width 3M).[P111] 

2.10.2 Outbuildings can be sited as follows:[P112] 

  1. Detached and completely stand-alone.
  2. Attached to a stand-alone garage.
  3. Semi attached to the main dwelling by means of a veranda or pergola.
  4. Outbuildings roof structure must conform to roofing guideline item 4.[P113] 

Note: Where outbuildings and/or garage roofs are attached to the major plan form these may be utilized as a roof terrace connected to a living space from the same level but in this case will be subjected to the same building lines as that of the main plan form i.e. the residence.

2.11 EXTERIOR COLOURS & EXTERIOR FINISHES

2.11.1  Exterior wall paint shall be restricted to neutral/earth colours or as may be approved by the Management Company.[P114] 

1)  Roofing material:- 'Decra', or equal and approved, stone-coated metal roofing tiles,   colour 'Sage' (green), as per sample bungalow show house on site. Concrete roof tiles shall not be permitted.

PART III: HOMEOWNERS GUIDELINES

3.1(a) The plot owner shall at their cost ensure the re-establishment of all beacons defining their plot before any development works begin.

3.1 (b) A home owner shall construct one dwelling house per plot. Where a home owner wishes to utilize two plots for one dwelling house, authority shall be sought from the management company but in any case, such adjoining plots must be amalgamated to form one sublease.

3.1(c) The plot owner shall not sub-divide the land.

    1.  The plot owner shall not erect any building of a height exceeding one (1) storey [P115] (ground and first floor), unless it be an attic floor and with prior approval from TGL   through its nominated agent(s).[P116] 

  The land and buildings shall be used for residential purposes only and no commercial   activity of any kind may be carried out in the premises.[P117] 

  1. All building plans must be approved by the Panel of Consultants and Management   of THIKA GREENS LTD. before submission for approvals by the Local Authorities. No buildings shall be erected on the land nor shall additional alterations be made to   any buildings otherwise than in conformity with the plans and specifications   previously approved by the Building Code Committee of the Estate. The Committee   shall not give its approval unless it is satisfied that proposals are such as to develop   the land adequately and satisfactorily.[P118] 
  2. The sitting and setting out of the building must be cross checked by the Architect as   the agent of TGL and /or other authorized personnel from THIKA GREENS LTD.
  3. The Lessee is encouraged to pave the access to their properties.
  4. The plot owners are encouraged to pave the roads in front of and adjacent to their   properties, where the roads are unpaved subject to approval of the Management Company.

3.7  The Lessee shall maintain in good and substantial repair and
  condition all buildings at any time erected on the land.

3.8   With the exception of repair and maintenance works, all new structures in settled residences are subject to relevant guidelines for approval. In any event, they should not be carried out on Sundays and public holidays for purposes of supervision.

3.8  Only specific types of pets will be allowed and any other animal' which, in the   opinion of the Manager, does not qualify as a pet shall not be permitted on the estate.[P119] 

3.9  No animals, livestock or poultry of any kind shall be raised, bred or kept on any plot,   except cats or other indoor household pets may be kept on any plot, provided that they   are not kept, bred or maintained / for any commercial purpose.[P120] 

 

  1. The Lessee shall not do or omit or suffer to be done or omitted any act matter or  thing on or in respect of the land which contravenes the Code of Conduct adopted  by all other lessees of the other lands in the Estate. In particular the Lessee shall  comply with the conditions attached to any permission for the development given or  to be given in relation to the said land by the Building Code Committee of the  Estate.
  2. Except for neighborhood identification signs at entrances stating name of  neighborhood only, no sign of any kind shall be displayed to the public view on any  plot except one professional sign of not more than one square foot, one sign of not  more than five square feet advertising the property for sale or rent, or signs used by  a builder to advertise the property during the construction and sales period.
  1. The location, colour, size, design, lettering and other particulars of mail or paper  delivery boxes shall be subject to the approval of the Committee
  2. The position and design of all external light fittings to be considered in terms of  subtlety and effectiveness. No coloured lights will be permitted. Cut-off type light  fittings to be used on buildings, the lights should be of the kind that push light down  and avoid any glare. No illuminated signs will be permitted. The external light  design strategy should include in landscape plan which should be submitted for  approval by TGL. All proposed signage to be submitted to TGL for approval.
  3. The Lessee shall maintain the plot and the improvements situated thereon in a neat  trimmed condition satisfactory to the estate guidelines.[P121]  In the case of undeveloped properties where owners fail to maintain as dictated in the lease documents, the estate management shall undertake the maintenance at the owners expense at the prevailing market rate and a reasonable management fee charged.
  4. No noxious or offensive activity shall be carried on upon any property, nor shall  anything be done thereon which may become an annoyance or nuisance to the  neighborhood. Parties, hooting by vehicles and noise in general shall not be  permitted beyond the limits prescribed by the National Environmental Management  Authority (NEMA). Should a resident not comply, the estate security team shall  intervene to enforce compliance[P122] .
  1. Parking is prohibited on any common area except in designated areas. Parking is  also prohibited on lawns except for properly stored and sight screened recreational  vehicles. Vehicle parking on sidewalks, on the street obstructing the free flow of  traffic, blocking fire hydrants and pedestrian crossings is prohibited. Offending  vehicles will be clamped or towed at the owner's cost. The parking of any  commercial vehicles (vans, minibuses, buses, Lorries etc.) within the residential [P123]  areas is prohibited.
  2. The Lessee shall pay such taxes rates charges or outgoings of whatever description  as may be imposed charged or assessed by the Committee, or Local Authority upon  the land or the buildings erected thereon.
  3. The Government of Kenya or such person approved or authorized by WFCH as may be appointed for that purpose shall have the right to enter upon the land have access to water mains service pipes and drains or telephone wires electric mains whether overhead or underground and the Lessee will not interfere or cover any existing alignment of mains or service pipes or telephone or telegraph wires and electric mains.[P124] 
  1. The Lessee shall use approved building contractors and is mandated to submit their  profiles for approval by THIKA GREENS LTD Architects. A list of approved  building contractors for the time being is annexed heretofor the Lessee to choose from.

3.20 The lessee shall take full responsibility for ensuring that any vehicles carrying goods or  materials to his site comply with the indicated carrying capacity of the interior road  network. The Lessee shall comply with any and all penalties arising from default in  this regard.

3.21  The TGL Estate Management shall levy a charge for any loss or damage to any of  the items provided by TGL to the residents e.g. Rubbish bins etc.

3.22  The TGL Estate Management shall levy a charge for any damage caused to the  public areas, landscaping along public areas and any estate infrastructure such as  street lighting, road signage, road kerbs etc

3.23   These rules will be the regulations that will govern the conditions of constructions and   are complimentary to the Code of Regulations including the Public Health Act and   other relevant regulations governing construction in the country.

PART IV: CONTRACTORS GUIDELINES

Guidelines for Contractors Working in Thika Greens Estates

4.1 Procedures

4.1.1   All contractors providing services and working within  TGL will reguire to be registerd with the he Estate Manager and to provide their contacts and profiles

4.1.2  Contractors shall be restricted only to areas where they are engaged to work in.   Unnecessary access to other areas, buildings and facilities will not be allowed without the approval of  the management

4.1.3  Prior permission is required from Estates Office for contractors' vehicles to park   on site. However no overnight parking will be permitted on site.[P125] 

4.1.4  The contractors are to ensure that their work area is tidy and safe at all times.

4.1.5  Site hoarding shall be of good quality and of a design and construction that is to   the approval of TGL.

4.1.6  All rubbish must be safely stored in an agreed area and removed regularly.   Rubbish collection areas will be within the site hoarding enclosure, and   appropriately screened from the public.

4.1.7  All materials must be safely stored in an agreed area. All materials stored on site   shall   be at the owner’s and/or contractor's risk.

4.1.8  Workmen are to be properly dressed and at all times wear the contractor's   working permit when present in the Estate. When within Thika Greens facilities,   workmen must bear the requisite identification and accredition instruments..

4.1.9  The contractor shall make provision for toilets for their workers, water and any   other   utility or service at their own costs. The contractor must provide cleaning   services to   the toilets at least twice per day.

4.1.10(a)  All construction debris must be carted away from the site for disposal at a   local authority approved dump site.

4.1.10.(b)  Any developer/contractor who wishes to utilize a neighboring plot for storage or dressing of materials must obtain, through the management office, a written authority from the affected neighbor and must undertake to restore the property by carting the debris away in line with (a) above, once the works are complete.

4.1.10 (c)  under no circumstances should a developer/contractor deposit their materials on the roads or reserves fronting their property.

4.1.11  Except in an emergency, the contractor must contact the Estates Office at least 24   hours before starting any works on any plot.

4.1.12  A minimum notification to the Estate Management of five working days must be   given prior to interrupting any utilities or services[P126] .

4.1.13  The contractor shall ensure full compliance with all legal and statutory   legislations including by-laws set out by Murang’a County government.

4.1.14 All construction work must be supervised by the design consultants and regular   inspections carried out by the respective consultants, to ensure compliance with   the specifications, quality of workmanship, statutory requirement and   development guidelines.

4.1.15 No construction activity will be permitted to be carried out on Sundays and public holidays. This is due to the observation that most infringements on this rules are premeditated and carried out during these breaks when our supervisory teams are away from site. However, those who evidently observe a different day of worship will be exempted.

4.2 Plant and Equipment

4.2.1  Contractors will provide the equipment necessary for the performance of the   contract works. All tools and machinery will be maintained in good working   order.

4.2.2  Burning equipment, welding equipment and grinding equipment etc., must not be   used anywhere on site until permission has been granted by TGL.[P127] 

4.2.3  The Contractor shall take full responsibility for ensuring that any vehicles   carrying goods or materials to their site comply with the indicated carrying   capacity of the interior road network. All axle load and height regulations must   be strictly adhered to. The contractor shall comply with any and all penalties   arising for default in this regard.[P128] 

 

4.3 Health & Safety

4.3.1.   Contractors must adhere to Thika Greens Health & Safety Regulations. Particular   attention is drawn to the following rules:-[P129] 

4.3.2.   The contractor must ensure all workers and, visitors to the site, work in a safe and   workmanlike manner in accordance with all current occupational health and   safety laws in Kenya.

4.3.3   The contractor must not connect electrical equipment directly to meter boards   but use suitable socket outlets and plugs, following consultation with the Estates   Office.

4.3.4   All electrical appliances must be fitted with correct plugs and Earth Circuit   Breakers. No loose wire connections will be allowed.

4.3.5   All workers must wear safety and protective equipment/clothing including safety   belts appropriate to hazards of work, especially when working from scaffolding   etc.

4.3.6   The contractor shall not tamper with any other electrical or mechanical   installations.

4.3.7   Any accidents that occur are to be reported at once to the Estates Office by   telephone and in writing.

4.3.8   The contractor shall have a Health and Safety Plan for his workers on site, a copy   of which must be submitted to TGL, and diligently implement the plan. No   contractor shall commence any works until the plan has been submitted and   approved for use in the Estate.

4.3.9   The contractor must implement the Health and Safety Act No. 15 of 2007 in   respect of health and safety of the workers.

4.3.10 The contractor / Prior plot owner must provide temporary latrine facilities within   the site, to approval of the Estate Management and in compliance to the   requirements of the public health department. The pit latrine must be demolished   on completion of the house.

4.3.11 No on-site residential accommodation of the contractor's workforce shall be   permitted, save for a site man and/or watchman and in any event, with approval of management, not to exceed 3 people in all

4.4  Foundations

Every building shall

  1.   The foundations under load bearing walls are to be strip foundations of reinforced   concrete situated centrally under the wall. The thickness of the concrete should   not be [P130] less than 200mm.
  2.   Where foundations are laid on more than one level, at each change of level the   higher foundations extend over and unite with the lower foundations for a   distance not less than the thickness of the foundation and in no case less than   300mm.
  3.   The foundations shall be sufficiently rigid so as to minimize differential   settlement.
  4.   Provision shall be made to ensure adequate stability of the structure as a whole   and loads and effects between the building and the round without exceeding the   capacities of the soil and rock.

4.5  Excavations

  1.   The topsoil and vegetation matter in all unexcavated areas under a building shall   be removed.
  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 in unexcavated areas under a building.
  3.   The bottom of every excavation shall be free of all organic material.
  4.   Excavations shall be kept free of stagnant water.
  5.   Every excavation shall be undertaken in such a manner to prevent damage to   adjacent property, existing structures, utilities, roads and sidewalks at all stages   of construction. No blasting of rocks using explosives is allowed until a written approval from concerned consultants, Management Company and TGL is granted. Where granted, this shall be done by a qualified registered person or company authorized to practice in Kenya and in compliance with the Murang’a county regulations.
  1.   Material shall not be placed nor shall equipment be operated or placed in or   adjacent to an excavation in a manner that may endanger the integrity of the   excavation or its supports.
  2.   Excavations for foundations shall extend to undisturbed soil or rock
  3.   The foundations will be to such a depth so as to safeguard the building against   damage by swelling, shrinking or erosion of the subsoil.

 

4.6 Backfill

  1.   Backfill shall be placed to avoid damaging the foundation wall, the drainage tile,   drainage layer, waterproofing and damp proofing of the wall.
  2.   Backfill shall be graded to prevent drainage towards the foundation after settling.
  3.   Backfill within 600 mm of the foundation shall be free of deleterious debris and   boulders larger than 250 mm diameter.
  4.   Where the height of foundation wall is such that lateral support is required, or   where the required concrete strength of the wall has not been reached, the wall   shall be braced or laterally supported before backfilling.

4.7 Footings

  1.   Footings shall be provided under walls, pilasters, columns, piers, fireplaces and   chimneys that bear on soil or rock, except that footings are permitted to be   omitted under piers or monolithic concrete walls if the safe load bearing capacity   of the soil or rock is not exceeded.
  2.   Footings shall rest on undisturbed soil, rock or compacted granular fill.
  3.   Footing thickness shall be not less than the greater of 100 mm or the width of the   projection of the footing beyond the supported element.

 

4.7.4   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.

4.8 Walls

  1.   All the walls built of stone, bricks, or blocks shall be hard, durable and suitable   for the purpose for which they are used. The wall shall offer sufficient crushing   resistance to the applied loading.
  2.   Each stone or block shall be properly bonded in a manner that secures the   required stability of the wall. Where stone work is used the bedding joints shall   not exceed 15mm in thickness and the vertical joints 12mm. for bricks 12mm   and 9mm respectively.
  3.   External, separating or party wall shall not be less than 200mm thick. This   dimension is the actual bedding area and is exclusive of any applied facings of   additives of any kind whatsoever. Where undressed stones are used, all the stones   must be roughly dressed to provide no greater variation than 6mm to the   thickness of the required wall.
  1.   Partition walls should;
  1.   Be supported along two vertical opposite ends and where required horizontal.
  2.   Have the supported ends shall be attached to the main structure by bonding,   inserting into a grove or by any other approved method of fixing.

4.8.5  Hollow blocks shall not be used in substructure foundation walls.

  1.   Hollow blocks shall not be used in the withes of chimney construction.
  2.   All exposed cavities at walls ends and returns shall be sealed.
  3.   No wall shall permit the passage of moisture from the ground to the inner surface   of any story of the building, or any part of the building that would be harmfully   affected by such moisture.

 

  1.   Every wall of the building in contact with the ground should be provided with a   damp proof course at a height of not less than 150mm above the surface of the   ground adjoining the wall.
  2.   In every cavity wall wherever the cavity is bridged, a damp proof course or   flashing so arranged that moisture is directed away from the inner leaf of the wall   shall be inserted unless the bridging occurs at a place protected by the roof.
  3.   Used bricks shall be free of old mortar, soot or other surface coatings
  4.   Glass blocks shall not be used as load bearing units or in the construction of   fireplaces or chimneys.
  5.   Masonry made with cellular concrete shall not be used in contact with the soil or   exposed to the weather.
  6.   Stone shall be sound and durable.
  7.   Concrete blocks exposed to the weather shall have sufficient weight and water   absorption characteristics
  8.   Mortar joint thickness for burned clay brick and concrete masonry units shall be   10 mm.
  9.   Except for head joints left open for weep holes and ventilation, solid masonry   units shall be laid with full head and bed joints.
  10.   Hollow masonry units shall be laid with mortar applied to head and bed joints of   both inner and outer face shells.
  11.   Every masonry wall shall be at least as thick as the wall it supports
  12.   Masonry over openings shall be supported by steel, reinforced concrete lintels or   masonry arches designed to support the imposed loads.
  13.   Steel angle lintels supporting masonry shall be primed or painted or otherwise   protected from corrosion.

 

4.9 Cavity walls

4.9.1  Cavity walls shall be made with not less than 90 mm wide units if the joints are   raked and not less than 75 mm wide units if the joints are not raked.

 

4.9.2  The width of a cavity in a cavity wall shall be not less than 50 mm nor greater   than 150mm.

4.10 Parapet walls

  1.   The height of parapet walls above the adjacent roof surface shall be not more   than 3 times the parapet wall thickness.
  2.   Parapet walls shall be solid from the top of the parapet to not less than 300 mm   below the adjacent roof level.

4.11 Bonding

4.11.1   Where withes are bonded together with masonry units, the bonding units shall   comprise not less than 4 per cent of the wall surface area.

4.12 Bonding and tying of intersecting walls

4.12.1 Where required to provide lateral support, intersecting walls shall be bonded or   tied together. Ties shall be,

  1.   Corrosion-resistant metal.
  2.   Equivalent to not less than 4.76 mm by 40 mm steel strapping.
  3.   Spaced not more than 800 mm o.c. vertically.
  4.   Shaped at both ends to provide sufficient mechanical key to develop the strength   of the ties.

4.13 Anchorage

  1.   Where required to receive lateral support, masonry walls shall be anchored to   each floor or roof assembly at maximum intervals of 2,000 mm.
  2.   Anchors shall be corrosion-resistant and be not less than the equivalent of 40 mm   by 4.76 mm thick steel straps.
  3.   Anchors shall be shaped to provide a mechanical key with the masonry and shall   be securely fastened to the horizontal support to develop the full strength of the   tie.

4.14  Wood frame walls intersecting masonry walls

  1.   Wood-frame walls shall be tied to intersecting masonry walls with not less than   4.76 mm diameter corrosion-resistant steel rods spaced not more than 900 mm   o.c. vertically.
  2.   Ties shall be anchored to the wood framing at one end and shaped to provide a   mechanical key at the other end to develop the strength of the tie.

4.15 Roof systems tied to walls

4.15.1  Roof systems of wood-frame construction shall be;

  1.   Tied to exterior walls by not less than 12.7 mm diameter anchor bolts,
  2.   Spaced not more than 2,400 mm apart,
  3.   Embedded not less than 90 mm into the masonry

4  Fastened to a rafter plate of not less than 38 mm thick lumber.

4.16 Fire

4.16  Bush fires

  Plot owners are warned against lighting bush fires to rid their plots of undesired bushes or rubbish, without the express authority, participation, control and guidance of fire marshals from the management. This is aimed at averting the risk of bush fires going out of control which could have catastrophic effect, besides scorching neighbors’ hedges.

The management will not be held liable for any damage caused by such fires as this would squarely lie with plot owners and their agents/staff responsible for setting off the fire in the first place.

  1.   The building external wall shall have a fire resistance of 1 hour and should not be   located less than 3 feet from the nearest boundary of the plot.
  2.   In every house of two storeys, [P131] the upper floor shall have a fire resistance of 1   hour
  3.   Where a garage is built as part of a dwelling;[P132] 

 

  1.   The underside of the floor of the room above the garage shall be proper ceiling   made of non-combustible material having a fire resistance of not less than half an   hour.
  2.   All walls separating the garage from the remainder of the building shall have a   fire resistance of not less than half an hour. And be of non-combustible material   and contain no combustible linings.
  3.   All openings should be protected by self-closing doors having a fire resistance of   half an hour and should be raised at least 100mm above the floor of the garage.

4.16.4  Optical fibre cables and electrical wires and cables installed in a building   permitted to be of combustible construction shall, not convey flame or continue   to burn for more than 1 min when tested, and should be located in;

 

  1. Totally enclosed non-combustible raceways.
  2. Concealed spaces in walls.
  3. Concrete slabs.
  4. Totally enclosed non-metallic raceways.

 

  1.   The service-entrance cables are located in a building permitted to be of   combustible material provided construction is not more than 3 m in length from   the point of entry into the building or from the point of leaving.
  2.   The service entrance cables enter into an electrical or telephone service room   separated from the remainder of the building by a fire separation having a fire-  resistance rating not less than 1 hour.
  3.   The following minor combustible components are permitted in a building   required to be of non-combustible construction:
  1.   Paint,
  2.   Mastics and caulking materials applied to provide flexible seals between the   major components of exterior wall construction.
  3.   Fire stop materials.
  4.   Tubing for pneumatic controls provided it has an outside diameter not more than   10mm.
  5.   Adhesive, vapour barriers and sheathing papers.
  6.   Electrical outlet and junction boxes.
  7.   Wood blocking within wall assemblies intended for the attachment of handrails,   fixtures, and similar items mounted on the surface of the wall.

8.  Similar minor components.

4.16.8 Except as otherwise required or permitted, the flame-spread rating of interior wall   and ceiling finishes, including glazing and skylights, shall be not more than 150.

4.17 Roofs

4.17.1  The roof colour and material shall be as approved by TGL.

4.17.2  The roof of a building shall be weatherproof.

4.17.3  The roof shall be so covered as to afford adequate protection against the spread of   fire into the building or to adjoining buildings.

4.17.4  Ceilings shall be provided with a trap door or ceiling access hatch to allow access   into the roof space.

4.17.5  Except where it can be shown to be unnecessary, where insulation is installed   between a ceiling and the underside of the roof sheathing, a space shall be   provided between the insulation and the sheathing, and vents shall be installed to   permit the movement of air from the space to the exterior. The unobstructed vent   area shall be not less than 1/300 of the insulated ceiling area.

4.17.6  Where the roof slope is less than 1 in 6 or in roofs that are constructed with roof   joists, the unobstructed vent area shall be not less than 1/150 of the insulated   ceiling area.

4.17.7  Required vents are permitted to be roof type, eave type, gable-end type or any   combination of them, and shall be distributed:

1.  Uniformly on opposite sides of the building,

2.  With not less than 25% of the; required openings located at the top of the space,   and

3.  With not less than 25% of the required openings located at the bottom of the   space.

4.17.8  Where venting is provided to a roof joist space, not less than 63 mm

  of space shall be provided between the top of the insulation and the underside of   the roof sheathing.

  1.   Where venting is provided at the junction of sloped roofs and exterior walls and   where preformed baffles are used to contain the insulation, the baffles shall   provide an unobstructed air space between the insulation and the underside of the   roof sheathing, that is, not less than 25 mm in dimension.
  2.   Ceiling insulation shall be installed in a manner that will not restrict a free flow   of air through roof vents or through any portion of the attic or roof space.
  3.   Every attic or roof space shall be provided with an access hatch where the attic or   roof space measures not less than;

1.  10 m2 in area,

  1.   1 000 mm in length or width, and
  2.   600 mm in height,
  3.   Shall be not less than 550 mm by 900 mm except that where the hatch serves a   single dwelling unit, the hatch may be reduced to 0.32 m2 in area with no   dimension less than 545 mm.
  4.   Hatchways to attic or roof spaces shall be fitted with doors or covers.
  1.   Roof rafters and joists and ceiling joists shall be continuous or shall be spliced   over vertical supports that extend to suitable bearing.
  2.   Roof and ceiling framing members shall be doubled on each side of openings   greater than 2 rafters or joist spacing wide.
  3.   The length of end bearing of joists and rafters shall be not less than 38 mm.
  4.   Rafters shall be located directly opposite each other and tied together at the peak,   or may be offset by their own thickness if nailed to a ridge board not less than   17.5 mm thick.
  5.   Framing members shall be connected by gusset plates or nailing at the peak with galvanized-steel strips not less than 200 mm by 75 mm by 0.41 mm   thick spaced not more than 1 200 mm apart and nailed at each end to the framing   by at least two 63 mm nails.

    1.   Rafters shall be shaped at supports to provide even bearing surfaces and   supported directly above the exterior walls.
    2.   Hip and valley rafters shall be not less than 50 mm greater in depth than the   common rafters and not less than 38 mm thick, actual dimension.
    3.   Ceiling joists and collar ties of not less than 38 mm by 89 mm lumber are   permitted to be assumed to provide intermediate support to reduce the span for   rafters and joists where the roof slope is 1 in 3 or greater.
    4.   Collar ties of more than 2 400 mm long shall be laterally supported near their   centres by not less than 19 mm by 89 mm continuous members at right angles to   the collar ties.
    5.   Dwarf walls and struts may be used to provide intermediate support to reduce the   span for rafters and joists.
    6.   Where struts are used to provide intermediate support they shall be not less than   38 mm by 89 mm material extending from each rafter to a load bearing wall at an   angle of not less than 45° to the horizontal.
    7.   Where dwarf walls are used for rafter support, they shall be framed in the same   manner as load bearing walls and securely fastened top and bottom to the roof   and ceiling framing to prevent over-all movement.
    8.   Where the roof slope is 1 in 3 or more, ridge support need not be provided when   the lower ends of the rafters are adequately tied to prevent outward movement.
    9.   Roof joists supporting a finished ceiling, other than plywood, OSB or wafer   board, shall be restrained from twisting along the bottom edges by means of   furring, blocking, cross bridging or strapping.

      Ceiling joists supporting part of the roof load from the rafters shall

    be of not less than 25 mm greater in depth than required for ceiling joists not supporting part of the roof load.[P133] 

    4.18 Floors

    1.   The finished surface of concrete floor slabs shall be troweled smooth and even.
    2.   Dry cement shall not be added to the floor surfaces to absorb surplus water.
    3.   Where a topping course is provided for a concrete floor slab, it shall consist of 1   part cement to 2.5 parts clean, well graded sand by volume, with a water/cement   ratio approximately equal to that of the base slab.
    4.   When concrete topping is provided it shall not be less than 20 mm thick.
    5.   Concrete slabs shall be not less than 75 mm thick exclusive of concrete topping.
    6.   A bond-breaking material shall be placed between the slab and footings or rock.
    7.   Where damp proofing is not provided the concrete used for floors-on-ground   shall have a compressive strength of not less than 25 MPa after 28 days.
    8.   Where damp proofing is provided the concrete used for floors-on-ground shall   have a compressive strength of not less than 15 MPa after 28 days.
    9.   In the case of solid floors, the floor itself (or its finish) is impervious to moisture   or there is inserted within the thickness of the floor a damp proof layer.
    10.   Being a timber floor;

    l.  There is between the underside of the lowest timbers in the floor and the ground   space affording though ventilation; such space being not less than 75mm in every part.

    2.  The floor is protected from moisture rising though any wall into which or in   contact with which it is built.

    1.   Black cotton soil under any solid floors, shall be entirely removed down to the   rock or other approved level. The area so excavated shall be filled with suitable   hard core properly consolidated and blinded with fine material to a level finish.
    2.   Where a suspended floor is provided, the level of the black cotton soil shall be no   higher than 150mm below the level of the underside of the floor, except that, in   the case of a timber floor it shall be not less than 450mm below that level.
    3.   In any building, all structural parts, which are of timber, shall be properly   protected against termites.
    4.   Aggregates shall consist of sand, gravel, crushed rock, and shall be well-graded   and free of injurious amounts of organic and other deleterious material.
    5.   Water shall be clean and free of injurious amounts of oil, organic matter,   sediment or any other deleterious material.

     

    4.18.16  Except as provided elsewhere in this document or the Structural Engineer's   drawings/specifications, the compressive strength of unreinforced concrete after   28 days shall be not less than;

    1.   32 MPa for garage floors, carport floors and all exterior flatwork,
    2.   20 MPa for interior floors other than those for garages and carports, and
    3.   15 MPa for all other applications.
    1.   Concrete used for garage and carport floors and exterior steps shall have air   entrainment of 5 to 8%.
    2.   For site-batched concrete, the concrete mixes shall be considered acceptable if the ratio of water to cementing materials does not exceed;
    1.   0.45 for garage floors, carport floors and all exterior flatwork,
    2.   0.65 for interior floors other than those for garages and carports, and
    3.   0.70 for all other applications.
    1.   Exterior surfaces of foundation walls below ground level shall be damp proofed.
    2.   Floors in garages, floors in unenclosed portions of buildings and floors installed   over granular fill need not be damp proofed.
    3.   Unit masonry walls that are to be damp proofed shall be parged on the exterior   face below ground level with not less than 6 mm of mortar
    4.   Where a separate interior finish is applied to a concrete or unit masonry wall that   is in contact with the soil or where wood members are placed in contact with such   walls for the installation of insulation or finish, the interior surface of the   foundation wall below ground level shall be damp proofed.

    4.18.23  where floors are damp proofed, the damp proofing shall be installed
      below the floor, except that where a separate floor is provided over a slab, the   damp proofing is permitted to be applied to the top of the slab.

    1.   Where installed below the floor, damp proofing membranes shall consist of   polyethylene not less than 0.15 mm thick, or type S roll roofing.
    2.   Joints in damp proofing membranes shall be lapped not less than 100 mm. Where   installed above the slab, damp proofing shall consist of, no fewer than 2 mopped-  on coats of bitumen, not less than 0.05 mm polyethylene or other material   providing equivalent performance.

     

    4.18.26  Material that is susceptible to changes in volume due to variations

      in moisture content or chemical-microbiological oxidation shall not be used as fill   beneath floors-on-ground in a concentration that will damage the building to a   degree that would adversely affect its stability or the performance of assemblies   separating dissimilar environments.

    1.   Finished flooring shall be provided in all residential occupancies.
    2.   Finished flooring in bathrooms, kitchens, public entrance halls, laundry and   general storage areas shall consist of resilient flooring, felted-synthetic-fibre floor   coverings, concrete, terrazzo, ceramic tile, mastic or other types of flooring   providing similar degrees of water resistance.
    3.   Wood sleepers supporting finished flooring over a concrete base supported on the   ground shall be not less than 19 mm by 38 mm and shall be treated with a wood   preservative.
    4.   Finished flooring shall have a surface that is smooth, even and free from   roughness or open defects.
    5.   A panel-type underlay shall be provided under resilient flooring, parquet flooring,   ceramic tile, felted-synthetic-fibre floor coverings or carpeting laid over lumber   subflooring.
    6.   Panel-type underlay shall be provided under ceramic tile applied with adhesive.
    7.   Panel-type underlay shall be not less than 6 mm thick
    8.   Panel-type underlay shall be fastened to the subfloor with staples, annular   grooved, flooring nails or spiral nails, spaced not more than 150 mm o.c. along   the edges and 200 mm o.c. both ways at other locations.
    9.   Nails for panel-type underlay shall be not less than 19 mm long for 6 mm thick   underlay and 22 mm long for 7.9 mm thick underlay.
    10.   Underlays beneath resilient or ceramic floors applied with an adhesive shall have   all holes or open defects on the surface patched so that the defects will not be   transmitted to the finished surface.

PART V: LANDSCAPING GUIDELINES

5.1 Introduction

  1.   Design Plan / Scheme Design: This is a presentation drawing showing the   overall design, in presentation medium; either colour or grayscale. Recommended   scale is 1:50.
  2.   Planting plan: This must comprehensively show the planting design of the   scheme. It must include a plant list indicating the common and botanical names.   All plant material, species, numbers, spacing and size must be indicated,   including grass species for lawns and these must conform to the restrictions in   plant choice given in these guidelines. Recommended scale 1:50
  3.   Layout plan: This must indicate a set out of all the different areas provided and   their dimensions. This includes paving, water features, swimming pools, pumps   and filters, fences, gazebos and any other structural elements, and the intended   finishes specified. This must include details of storm water handling and   elevations where relevant. Recommended scale is 1:10
  4.   Grading and drainage plan: All grading, retaining and terracing intended to be   undertaken, including gradients, structural elements, and soil calculations must be   indicated. The intent of dealing with any storm water run-off in the landscape   must be indicated.
  5.   Irrigation plan: The type of irrigation system and irrigation layout (if   applicable), pipelines, sprinkler positions and sprinkler types and intended   coverage area must be indicated. Recommended scale is 1:50

5.2 Private and Public landscaping

  1.   The intention in the greater landscape design is to preserve and protect the unique   qualities of these green hills landscape. It is characterized by its undulating rich   green topography in very unique settings.
  2.   Homeowners are also strongly encouraged to make use of local indigenous plants   in their private gardens as far as is practical and to select plants from the   recommended plant list. The plants can be used in an informal or a more formal   manner, where a design theme dictates.
  3.   In order to maintain continuity in the overall landscape character, homeowners   and commercial investors are required to design and to implement the garden   landscapes around the houses in accordance with certain conditions,   specifications and restrictions.

5.2.4  It is through these concerted efforts that a collective indigenous
  landscape theme will be realized for the appreciation and benefit
  of all the stakeholders. A plant list of approved plants will be made
  available by TGL.

5.2.4   TGL shall landscape the road verges and public areas, while the landscaping   within the plots shall be the responsibility of the home owners.

5.3 Private Landscapes

Landscape conditions for home owners:

5.3.1   A landscape development plan for the garden of the plot is to be submitted to   TGL for approval before any planting is done.

This plan shall be to a scale of 1:100 and shall show the following:

•  Standard notations will include: Client/Developers name, Plot number.   Landscape   designers name and contact information, date, scale, north indicator,   etc.

•  A plant list indicating the common names, botanical names, plant bag

  size, and density of planting.

  • All grading, retaining and terracing intended to be undertaken, including gradients and structural elements, must be indicated on the landscape plan
  • Indicate the position of the existing trees to remain and the existing trees to be removed (removal of trees is restricted and subject to approval by TGL).
  • The intent of dealing with any storm water run-off in the landscape must be indicated.
  • All plant material, species, numbers, spacing and size must be indicated, including grass species for lawns and these must conform to the restrictions in plant choice given in these guidelines.
  • All paving, water features, swimming pools, pumps and filters, fences, gazebos and any other structural elements must be indicated, and the intended finishes specified. This must include details of storm water handling and elevations where relevant.
  • The type of irrigation system and irrigation layout (if applicable), pipelines, sprinkler positions and sprinkler types and intended coverage area must be indicated.

5.4 Landscape restrictions for home owners

5.4.1  The gardening and landscaping activities of the home owner shall be confined to   the physical extent of the pegged residential plot.

  1.   A plot owner, or anyone employed by him, may not remove trees, landscaping, or   any other plants or natural elements such as rocks or firewood from the common   spaces.

5.4.3   Existing trees located on the plot can only be removed by the owner should the   position of the existing tree be directly in the way of new structures (including   swimming pools) and paving, or if the tree is declared unstable/unsafe. Approval   must be obtained from TGL, before any tree can be removed.

  1.   No trees, landscaping, or other plants, may be removed from the   greater golf course area by a plot owner.
  2.   All declared invasive alien plants, trees, shrubs and grasses are not permitted   within the Estate and may not be cultivated or planted in any garden.
  3.   Fences shall comply in height, position and construction with the architectural   guidelines.
  4.   Garden lighting - refer to architectural guidelines.
  5.   Where the intention of the plot owner is to cultivate a hedge, the position, type   and final height shall be indicated on the submitted landscape plan and is subject   to approval by TGL.
  6.   Rock features, concrete statues, pots, and water features viewable from the road   or the golf course must be approved by TGL prior to construction.

5.4.10 Any proposed irrigation system must be connected to the harvested rainwater   reservoir and use of the common piped water system is strictly prohibited; the   homeowner is thus to ensure that at least 90% of all roofed area rainwater is   harvested.

  1.   The homeowner is to control any soil erosion issues that may occur on their plot   through the use of recognized, common practice, erosion control measures. Any   erosion damage on the common areas of the estate, or to the properties of   adjacent owners will be for the responsible plot owner's account.
  2.   Invasive alien vegetation clearance on any underdeveloped plot remains the   responsibility of the owner and must be undertaken on a quarterly basis, failing   which TGL will undertake the clearance at the owner's cost.

5.5 Hard Landscaping

  1.   Hard landscaping surfaces, i.e. brick paving, tiling, etc. around houses will not be   permitted to cover the entire site. Cumulatively paving shall not cover more than   25% of each plot area and a minimum of 25% of each plot must be soft   landscaping.
  2.   A front parking area should be appropriately landscaped to preserve the   appearance of a front yard by leaving a substantial green strip between the   sidewalks and parking area. The following materials are not to be used as part of   hard surfaces in a property:
  • Tarmac
  • Asphalt

5.6 Gate, Fencing and Streetscape

  1.   Home owners shall erect one of the preapproved standard size gate design(s) meant to ensure a harmonious appearance in the estate which shall not exceed 1.5M in height.
  •   The height of the fence shall be a maximum of 1.5 meters and the gate a maximum of 1.5 meters. On flat sites where the gradient between the respective plot beacons does not exceed 400mm, the heights shall be measured from the adjacent murram road centre line. Where gradient exceeds 400mm, and/or the respective plot is elevated above road level at 500mm or more, the heights shall be measured from the finished ground level inside the plot.
  • Construction of guard houses and gate canopies is not allowed on residential plots.
  • Masonry or concrete columns can be used on the boundary at a minimum spacing of 3.5 meters centre to centre. The column thickness shall be a maximum of 400mm on either side. Solid infill between 2 no. adjacent columns shall not be higher than 400mm (2. No. stone courses) from ground level, nor the solid infill between 2 no. columns shall not be more than 25% of the permissible area between the said columns.
  1.   Prior to considering any landscape improvements, the property owner should   have a firm understanding of where his or her responsibility begins on the lot.   These Design Guidelines recognize the Front Yard Area as any Front or Side   Yard visually exposed to any public thoroughfare, beginning at the Public Right-  of-Way line and ending at the exterior surface of the house, including any   wall/fence that is visible from any public thoroughfare.
  2.   Design, construction, and maintenance of landscape improvements within the   Front Yard Area are the responsibility of the property owner. Design,   construction, and maintenance of improvements within the Public Streetscape   Area are the responsibility of Thika Greens Estate Management Company.

5.6.4  The location of the Public Streetscape Area may vary from street to street within   the Thika Greens Development, so property owners are encouraged to contact the   Design Review Board to verify its location prior to considering any landscape   improvements.

5.7 Estate Boundary wall and outer landscape

  1.   Planters of 0.5 m high have been created in the spacing along the boundary wall   fronting the Kandara Road. Some parts of the boundary fence are solid wall and   others are chain link fence with appropriate security features.
  2.   Lawn that is to be maintained short and neat will be adjacent on the outer side.
  3.   Roadside planting should consist of trees with large canopies to offer shady   sidewalks and roadside parking.
  4.   The planting design for the Thika Greens Development will serve to enhance the   architecture and the theme set for the estate. Each street will have a specified   theme tree which will also be the name for the mentioned street. For example   'Podocarpus gracillior' chosen as the tree for a street named Podo Street. This   will help to achieve uniformity and also bring visual diversity to the estate.
  5.   The planting design will seek to achieve a rich green landscape. Therefore the   predominant tree species will be indigenous evergreen trees. However, some   exotic trees approved by the landscape architect may be used due to some of their   interesting features.
  6.   Existing trees on site are to be conserved, to blend in with the new landscape.

5.8 Types of planting

  1.   Background planting - this will mostly consist of large trees and offer a back   framing to the unit. They will also provide a considerable amount of privacy from   the adjacent plots.
  2.   Foreground planting - this will be on the front or side yard. The main purpose   of this type of planting is to effectively define and demarcate spaces and make   these areas usable by the owners. The plant selection will include bright foliage   trees, flowering trees and ornamental trees.
  3.   Foundation planting - this is done along the picket fencing (see gate and   fencing). It is important to provide some degree of impermeability to the picket   fences to prevent passage of small animals like dogs or cats. The plants however   shall not be higher than 1.0 m.
  4.   Basic Planting Design Principals - After the property owner gains an   understanding of existing conditions and features of the site, specifically and   contextually, he or she will want to implement a thoughtful design approach.   Through the observance and application of a few basic design principles,   property owners can contribute positively and appropriately to the desired   landscape quality of Thika Greens. When considering landscape improvements to   their Front Yard Area, property owners are strongly encouraged to review and   completely understand all aspects of the Thika Greens design review process   prior to beginning any design or planning work. Property owners are encouraged   to seek the assistance of a landscape architect or other qualified landscape   professional when considering the design and planning of any landscape   improvements to their Front Yard Area.
  5.   Scale: It is apparent in well-designed landscapes that scale is carefully   considered. Scale involves the organization of elements in the landscape so that   they are in good proportion with one another, the house, the lot, and the   neighbourhood. Anticipating the mature sizes of both individual plants and plant   groupings in relation to their location in the Front Yard Area is also an important   consideration involving the application of scale.
  1.   Unity: A unified landscape expresses common, shared, and thematic qualities. It   involves the thoughtful blending of similar landscape features. A unified   landscape is often simple, strong, and highly organized as opposed to complex   and disjointed. Hardscape material types and plant varieties are often limited in   quantity, exercising strong consistent forms and patterns in the landscape.   Rhythm is often an important component of the unified landscape and is applied   through the reoccurrence of lines, colours, material types, and functional uses.
  2.   Balance: A balanced landscape is achieved through the establishment of either   equal (symmetrical) or unequal (asymmetrical) visual weight within the   landscape. The formal landscape will often have balanced symmetrical qualities   to it, matching forms, colours, materials, and locations within the landscape area.   These may include matching pilasters, hedges, colour plantings, low walls, or the   central axial location of a front walkway. The informal landscape will often have   balanced asymmetrical qualities to it. It still achieves balance, but forms, colours,   materials, and locations are often offset from one another. These may include a   curvilinear front walkway with a low wall to one side and a single pilaster to the   other or a single specimen tree set off to one side of the Front Yard Area. When   balance is carefully considered, a visually appealing landscape becomes the   result.
  3.   Hierarchy: Hierarchy in the landscape involves the organization of landscape   forms, colours, patterns, and materials into primary, secondary, and sometimes   tertiary orders. The size of a landscape element, its shape, its texture and finish,   or its thoughtful location in the landscape will establish its level of importance.   Focal features such as water fountains, sculpture, or flowering specimen trees   often play important roles in the ordered landscape. The sense of arrival on the   property and the circulation sequence through the landscape are also important   aspects of the successful landscape where hierarchy has been applied.

 

5.9 Grading

5.9.1   All grading works shall be carried out only after approval of a comprehensive   grading plan by a landscape architect.

5.9.2  The slopes must not be more than 5% (1:20).

5.10 Lighting

  1.   Lighting of the streets will be well lit by street lamps. However home owners   have the option of installing garden lighting in their front yards. No more than 3   luminaires / lights may occupy a single front yard.
  2.   Security (flood) lights may also be installed on the house side facing the front or   side yard, in such a manner that they do not inconvenience the neighbours.

5.10 Landscape elements/features

5.10.1 Landscape elements can serve the purpose of adding an individual's personal   touch to his/her front yard. The following are the landscape elements that will be   allowed in a house front yard or side yard;

  •   Garden seats: These are to be made of certain material approved by the design review   board.
  •   Children's swing: The types, size and finishing are to be of a standard approved by the   landscape architect.
  •   Fountain: This should not occupy more than 4 sq m on ground.
  •   Sculptures (size to be approved by the landscape architect).
  •   Gazebos: (to be approved by the landscape architect).
  •   Swimming pools: These shall only be timber decks.

5.10.2  The following are not allowed on a person's front, back and side yards.

  •   A kitchen garden.
  •   Garbage collection area.
  •   Graffiti or any form of artwork on the walls.
  • Any form of shed.
  • Domestic animals structures.

 

 

PART VI: IT COMMUNICATION GUIDELINES[P134] 

6.1 Introduction

6.1.1.   It's a known fact that the success of the IT network largely depends on the   successful implementation of the 'Triple Play Services' inside the residential   premises. It's crucial that the network termination and distribution design is well-  thought-out and as refined as necessary before the various services (Voice, Video   and Data) are activated.

6.2  IT network termination (IT-NT) box requirements;

  1.   Inside the garage, or any other location approved by TGL, an 'IT-Network   Terminating Box' must be installed (during the building process) that will   accommodate the fiber network termination and the associated IT Network   Equipment.
  2.   It is recommended that the box be built in on the inside of the garage wall that is   also one of the premises 'inside' walls. This is required for the single termination   point (for the services) at the inside the house. The box needs to be purchased   from the developer in order to maintain a single standard throughout the estate for   ease of maintenance purposes.
  3.   The Physical size of the IT-NT Box: 450 mm (Height) X 600mm (Width) X   225mm (Depth)

6.3  Connection Sleeves and Power requirements: Conduits RequiredFor
  IT Network Termination Box

6.3.1   The plot owner must ensure that the builder/contractor or Electrician installs 2 x   32mm diameter sleeves / conduits from the IT -NT Box (inside the Garage) up to   a specific marked point at 500 mm above ground level on the outside of the   building. The position of this point must be at the AC power entry point (facing   in the directionof the AC Power box on the street boundary that feed the applicable residence.

  1.   These sleeves/conduits must be fitted with draw-wires and sharp bends (short 90   deg) must be avoided.
  2.   The IT-Network provider will install the fiber cable from outside the premises   (Underground) and use the entry 'lead-in' to access the two sleeves/conduits   outside the premises. The last piece of fiber will then be installed from the entry   point outside the premises up to the 'IT-NT Box' inside the garage by using the   provided 32mm sleeves/conduits.
  3.   In addition to this requirement another 2 x 32mm sleeves/conduits must be   installed from the IT-NT box to the inside of your house to a connection /   distribution box. This is a typical Electrical 'Wall Box' used for the fitment of a   15A AC plug. At this point inside the premises a single connector for each of the   Voice, Data and Video will be provided. The length of this connection should   preferably not exceed 10m.
  4.   These sleeves/conduits must also be fitted with draw-wires and sharp bends   (short 90 deg) must be avoided.

6.3.6  AC power requirements (220V):

6.3.7   Within 1 (one) meter from the IT Network Termination Box inside the Garage a   double-15A outlet must be provided.

6.3.8  This Plug-outlet will be dedicated to the IT Network Equipment.

6.4 Maintenance access to premises

6.4.1   Access to private premises might be required for the IT Network technicians for   maintenance purposes and would then require homeowner's permission in   advance to access the garage or the specific place where the installations are.

6.4.2  The IT-NT Box will be locked and will only be unlocked for the period when a   technician is working on the equipment inside that box.

6.5   The Network Distribution inside the Residential areas (Not Mandatory)

  1.   In addition to the network termination requirements a distribution design inside   the premises should also be considered and designed. It is recommended that   conduits (32mm) and cable draw points be placed in every room inside the house.   This distribution will be used to connect all the related IT services (Voice, Video   and Data) points to all possible rooms inside the house.
  2.   These sleeves/conduits must also be fitted with draw-wires and sharp bends   (short 90 deg) must be avoided.
  3.   Conduits (32mm) should be linked to one 'DB Boxes' centrally inside the house   (preferably inside to ceiling) and all the points in every room should be linked to   this 'DP Boxes' in a star-topology design linking all the various room conduits to   this point.
  4.   Please note that this 'DB Box' also needs to be linked to the Network   Termination box with 2 x 32mm Conduits.

  From this central 'DB Box' co-axial cables (for TV / Video), CAT-5 cables (for   Data) and twisted pair cable (for telephone) signals will be distributed and wired   to all the rooms.

  1.   The recommended physical size for the 'DB Box' is 450 mm (Height) X 450mm   (Width) X 225mm (Depth)
  2.   Additional network hardware (i.e. WiFi access points / camera's etc) will require   additional conduits.
  3.   Consultation on the design, technical detail and implementation can be provided   on request.

PART VII: SECURITY GUIDELINES

*'Detailed Security Guidelines will only be availed to home and property owners; they are not contained in this document

7.1 General

  1.   Security is not intended to be a hindrance to freedom and quiet possession and   enjoyment of the property, residential or entertainment activities but to be an   essential ingredient for the smooth and peaceful life within the Estate.
  2.   TGL seeks to ensure, as far as is practicable, the security and safety   of all residents, staff, visitors and contractors, whilst within the   estate. The Security Services Team is responsible for the effective operation   and enforcement of the Security Policy and Procedures
  3.   The objective of these security rules is to provide a high quality lifestyle for   residents and visitors within the estate. The Rules as contained in this document,   as well as the terms and conditions (where applicable) of the Sale Agreement of   any first time plot buyer in the Estate as well as all the conditions as contained in   the rest of these Guidelines.

7.1.4.   Notwithstanding TGL's determination to ensure a safe living environment,   responsibility for personal property including the home, remains with the owner   of the property

7.2 Use of Property

7.2.1   Notwithstanding whether a resident is the registered owner of a property in   the estate or not, use of the estate outside of his property, is open  in  the hereinafter mentioned areas and is not restricted to members and their direct family and visitors under their control but also to their servants. All residents can walk around on the road network.

All residents can visit and walk on;

  1. The communal areas of the Estate,
  2. The picnic areas and
  3. The public area bordering on the dam.

7.3. Good Neighbourliness

  1.   No business activity shall be conducted on any property within the residential   clusters which will cause aggravation or nuisance to fellow residents or which   interfere with the expected tranquil nature of the Estate. The volume of music, electronic instruments, entertainment or activity from any of the properties should at all times be at such a level as not to cause nuisance to any other residents and in line with the country's relevant regulations on noise pollution.
  2.   Washing must be screened from all roads and neighbouring properties. Refuse   must be properly retained and collection of refuse will be on a system to be   determined by the TGL from time to time.
  3.   Every property owner shall be responsible for the maintenance of the building   area of his property only. The building area shall be within a certain radius or   frontage as pointed out to the initial Purchaser.
  4.   Caravans, trailers, boats and any non-permanent structures as well as equipment   should be sited out of view and screened from roadways or neighbouring   properties to the satisfaction of the TGL.

7.3.5  TGL has the right at any time to restrict the creation of bushy gardens, should   TGL be of opinion that they are not in keeping with the flora of the Estate or are   in contravention of the Landscaping Guidelines. No alien or prohibited flora shall   be planted anywhere in the Estate.

7.3.6   TGL will endeavour to sink boreholes for water reticulation for all the residents   and individual drilling of boreholes is prohibited.

7.4. Physical Security

  1.   Security protocols, especially at the entrance gate and within the common areas   shall be adhered to at all times.
  2.   Every owner must request his or her visitors and contractors to adhere to the   security protocols. Formalities and rules relating to access by visitors shall be   determined by e TGL from time to time.
  3.   The Estate security will be manned 24 hours a day, on a basis to be determined   from time to time by the TGL.
  4.   All owners and approved lessees shall be provided with security access cards of a  type to be determined and consistent with a security system selected from time to   time.

7.5. Tenants, Visitors, Contractors and Employees

7.5.1   Should an owner let his property, he shall inform TGL in writing in advance of   the lessee taking occupancy on the form to be provided by TGL. The owner shall   inform the lessee of rules of TGL and that such lessee shall be bound by these   rules. Despite the foregoing the owner shall at all times be accountable for the   actions of his lessee.

7.5.2   Home owners and approved lessees shall be liable for the conduct of their   visitors, contractors and employees at all times. A maximum of 3 domestic   servants will be permitted to reside on each property.

7.5.3   Home owners or their agents are restricted from the use of motor cycles, tri-  cycles (tuktuks) and other forms of transport for commercial pursuits within the   estate unless authorised in writing by TGL.

 

7.6. Letting and Reselling of Property.

  1.   Should an owner wish to sell his property, only the accredited Estate agent as   appointed by the WFCH may be selected to manage the sale or lease, if the owner   does not personally conduct the sale or lease. The first accredited estate agent is   WFCH.
  2.   The owner or the accredited agent must ensure that a Purchaser is made aware of   all the rules and constitutions applicable to the entire development. The   accredited agent will forfeit 1% of his agent's commission (which may not be   more that 6%) in favour of the residents association. The Seller or leaser shall   personally ensure that the lessee or purchaser is informed about and receive a   copy of all documentation applicable to the control, management and running of   the Estate, as may be applicable from time to time.

PART VIII: CONCLUSION

8.1   This design and development guideline document is a working document that sets   out the principles in order for quality and value to be maintained. These   guidelines will continue to grow and become more defined throughout the design   and construction processes and thereafter at TGL and Residents Association.

 

Appendix 1: Recommended Tree Species

Biological name

Common name

Callistemon viminalis

Weeping bottlebrush

Filicium decipiens

Thika Palm

Syzigium guineense

Waterberry

Chorisia speciosa

Bombax

Araucaria araucana

Monkey Puzzle Tree

Jacaranda mimosifolia

Jacaranda

Tipuana tipu

Tipu tree

Cassia spectabilis

Cassia

Podocarpus gracillior

Podo

Bauhinia purpurea

Purple Orchid Tree

Ficus benjamina

Banyan Fig tree

Punica granatum

Pomegranate

Schinus molle

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 nilotica

Nandi Flame tree

Erythrina abyssinica

Flame tree/Red-hot poker tree

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 II: Recommended Shrub Species

 

Biological name  Common name

Acalypha wilkesiana (green)   Acalypha 

Agapanthus africana   Lily of the Nile

Acalypha wilkesiana (red)   Acalypha

Palmagranate nana   Pomangranate

Brunifessia pauciflora   Yesterday, today and tomorrow.

Hibiscus rosa-sinensis   Hibiscus

Diffenbachia spp   Diffenbachia

Monstera   Monstera

Agave attenuate  Agave

Pelagornium spp   Geraniums

Bougainvillea (Varieties)  Bougainvillea

 Magnolia grand/flora  Southern Magnolia

 Pandanas kirkii   Walking palm

Duranta spp  Golden Duranta

Gardenia ternifolia var.jovis-tonantis  Large-leafed gardenia

Carissa edulis  Carrisa

Cassia abbreviate  Long-pod cassia

Crotolaria agatiflora  Lion's claw

Dalbergia melanoxyon  African blackwood/african ebony

Dichrostachys cinerea  Sickle bush

Veronia adoensis  Veronia/Apple blossom

Commiphora Africana  Commiphora

 

Appendix III: Recommended Ground Cover Species
 

Biological name Common name

Rosmarinus officinalis

Rosemary

Hedera helix

English Ivy

Vinca minor

Dwarf Periwinkle

Sedum (Varieties)

Stonecrop

Begonia rex

Begonia

Pennesetum clandestinium

Kikuyu Grass

Axonopus compressus

Carpet Grass

Cynodon daclylon

Bermuda Grass

Setcersea pallida

Blood leaf

Syngonium podophylum

 

Haemelocallis fulva

Day lily

Thumbergia grandiflora

 

Chlophylum comosum

Spider Plant

Opizia stolonifera

Acapulco Grass

Axonopus furcatus

Giant Carpet Grass

Digitaria didactyla

Blue Couch

Paspalum conjugatum

Carabao Grass

Stenotaphrum secundatum

St. Augustine Grass

 

Appendix IV: Recommended Construction Materials.

Hardscape materials

  • Cabbro
  • Pre cast concrete slabs.
  • Mazeras
  • Natural cut stone
  • Timber

 

Planting materials

  • Natural manure.
  • Seedlings
  • Grass sods

 

Appendix V: Addresses of Recommended Contractors

 

Company  Contact person  Tel

Thwama Building Services   Mr.Barnabas Maina  0722748195

Cadama Builders Ltd.   Mr.Karimi  0722527676

Bhaktipriya Builders Ltd.  Narendra  0722702155

 

References

 [P11]Adopt the Tatu City disclaimer. ….Only the lates version of this rules will be considered valid…..

 [P12]Reword this clause because as it is it implies that a consultant can nullify these rules.

 [P13]Consider moving this to executive summary.

 [P14]Changed to 45%?

 [P15]Review proposals for allowing elevated tanks if committee finds this desirable

 [P16]Add exemption if any, where dimensions of plots dictate otherwise (e.g. less than 20m)

 [P17]Plot owner to pay for reestablishment of beacons

 [P18]Chimney height max of 1.5m above the roof

 [P19]

 [P110]How will this be done for sloped plots that are impractical to drain on the roads.

e.g plot 764.

Suggest soak pits or agreement between neighbors

 [P111]Change DSQ size to 60m2

 [P112]Outline the considered outbuildings – Gazebo, Carport, DSQ, elevated tank

 [P113]Confirm this item

 [P114]Remove apparent discretion left to management company by putting fullstop after word : colours

 [P115]Should be 1 storey

 [P116]Define the “agents” referred to. Could it be WFCH

 [P117]What about commercial developments

 [P118]Sounds not clear and do the referred entities exist?

 [P119]Committee to give more input to strengthen this clause

 [P120]clarity

 [P121]Should state penalty or what happens in cases of non-compliance

 [P122]Added

 [P123]Should this read “within common areas”?

 [P124]Help phrase with the additions

 [P125]Is this necessary?

 [P126]1 working day

 [P127]Perhaps we need to set operation hours for noisy equipment used on site

 [P128]Define the limits of carrying capacity to know what is excessive. E.g. 30 tons

Spell out specific machinery that should not drive around unless hauled

 [P129]Do we have these in a written/booklet

 [P130]Consider different types of soils and recommend appropriate foundations

 [P131]1 storey

 [P132]What? Hanging phrase

 [P133]Edit to remove repetition and obvious issues

 [P134]Do we need this guidelines now that internet services are not controlled inhouse? If yes, are these relevant to our situation?