Rooiels Conditions

Building or renovating in Rooiels is not the same as building in a town or suburb, or even our neighbouring villages. It comes with very real environmental conditions that shape how buildings withstand the climate, how sites behave, local idiosyncracies, and how smoothly a project unfolds. This page highlights the practical realities of building here – the kind of things that are best understood before work begins.

Design

Rooiels is exposed to strong coastal winds, salt-laden air, winter storms and intense sun. These conditions take a real toll on buildings if they are not anticipated from the start. Even something as simple as enjoying evening sundowners on your deck can become impractical if your home isn’t designed to withstand the South-Easter.

Choosing An Architect Or Designer

One of the strongest recommendations we can make is to work with professionals who know Rooiels. Building here presents challenges that are not always obvious on paper, and local experience often prevents costly redesigns and avoidable mistakes.

A local architect or designer is more likely to:

understand coastal exposure, wind conditions and biosphere sensitivities.
design buildings that sit comfortably in the landscape.
anticipate approval processes and site constraints.

It’s important to preserve natural landscapes and habitats – that includes your own plot. A good architect or designer will help you limit disturbance. A good rule of thumb is to keep the footprint of the house to a maximum of 50% of the plot.

Design Tips

Thoughtful orientation and sheltering can make a significant difference to your comfort. Designing outdoor spaces on the leeward side of a building, using courtyards or partial wind breaks, and considering how the house meets the ground can greatly improve usability in windy conditions.

It will also pay dividends to build these utilities into your plans from the outset:

A place where you can securely store refuse.
A garage or covered parking with direct access into the house.
Space and plumbing for water tanks.
Adequate drainage infrastructure for heavy winter rains.
Provision for solar power – it’s far easier to plan and install this during a build or renovation than to retrofit later.

👉 Please look at the Baboon Proofing page for more design considerations you’ll need to take into account in your design and build.

A Note On Outdoor Lighting

Outdoor lighting should be designed with care from the outset. Excessive or poorly planned lighting can disturb neighbours, disrupt wildlife and diminish our spectacular night skies.

When designing lighting:

Avoid bright lights, particularly on elevated or exposed sites.
Use low-level, downward-facing, well-shielded fittings to prevent light spill and sky glow.
Fit lighting fixtures as low as possible to minimise light spill.
Ensure lights do not shine beyond your property boundary, including onto neighbouring homes, roads, or natural areas.
Limit lighting to what is genuinely required rather than decorative effect.
Consider how lighting will be controlled, with timers or motion sensors to avoid unnecessary overnight illumination.

Fencing & Boundaries

In Rooiels, fences and walls are rarely necessary and should be used sparingly. Limiting it helps preserve wildlife movement, views, and the natural character of the village.

Avoid fencing your entire property. If you need an enclosed area for pets, limit it to a small area of your plot and keep it low and unobtrusive.
Electric fences are largely ineffective against baboons and pose a danger to other wildlife.
Place fences to follow natural features without clearing additional vegetation.
Thoughtful fencing integrates with the landscape and does not dominate views from neighbouring properties or public areas.

Materials

You’ll need to use sturdy and resilient materials, suited to the conditions. Materials that perform well inland can corrode or deteriorate quickly, or loosen in high winds if they aren’t up to the job.

We suggest:

Marine-grade stainless steel screws and fixings.
Hot-dip galvanised structural steel where stainless steel is not practical.
Heavy-duty exterior coatings suitable for coastal conditions.
Aluminium door and window frames designed for marine environments.
Corrosion-resistant window and door hardware (hinges, handles, tracks and rollers).
Roofing materials and fixings rated for high-wind and coastal exposure.
Timber or composite materials suitable for external coastal use, with appropriate treatment.

Please avoid using toxic materials like creosote wherever possible, especially where it can leach into the surrounding environment.

Appointing a Contractor

Choosing the right contractor is as important as selecting the right design team. Builders who know Rooiels understand the practical realities of construction here – from environmental sensitivities to working in a small village setting. Taking the time to choose wisely at this stage can save you a lot of pain during the construction process.

Tips for Vetting a Contractor

Ask for references from previous Rooiels projects and, if possible, visit a current site to see their work firsthand.
Confirm they have experience sourcing materials suitable for coastal conditions and high-wind environments.
Discuss their plans for protecting vegetation, managing waste responsibly, and minimising disturbance to neighbours and wildlife.
Ensure they understand your expectations for quality, timelines, and environmental responsibility.

Site Preparation

Site preparation is a critical step in any build, and it’s the property owner’s responsibility to make sure contractors follow best practice. The guidelines below reflect Rooiels’ unique environmental and community conditions. Taking these steps protects the natural environment, reduces conflicts with neighbours and ensures your project is appropriate for building in a biosphere.

Before clearing anything, obtain advice

It’s entirely possible that your plot might be home to an endangered species. Once cleared, it’s lost forever. Some species, such as white milkwood, may not be pruned, defaced, or removed. Others may be red-listed. Before you remove any vegetation, consult with an expert who can assess your site and ensure that endangered flora can be rescued and replanted, either elsewhere on your plot or in an alternative location.

👉 Contact the Kogelberg Botanical Society‘s Fight for Fynbos programme on 082 963 3804 or the Rooiels Conservancy.

Clear only what you need

Do not clear your entire erf. Coastal fynbos is slow-growing and increasingly threatened by development, and your plot is a habitat for both flora and fauna. Confine clearing to the building footprint plus a small, controlled area for materials storage (just enough for safe access and stacking of materials).

Stockpile and protect topsoil

Topsoil should be carefully removed, stockpiled, and protected from wind. It will be needed for rehabilitation after construction. All other excavated material and rubble must be disposed of at approved sites only – never elsewhere in the village or surrounds.

Protect material from the wind

Wrappings, sand, and other loose materials must be secured to prevent them from blowing into the village.

Respect municipal road verges

Road verges are municipal land, important seed banks for indigenous plants, and are not part of your property. They must not be disturbed or used for storage.

Use clean fill material

Any fill imported into the area must be free of weeds and invasive seeds. Contractors are responsible for sourcing and verifying the quality of all fill material used on site.

Managing The Project

Once your project is underway, it’s essential that these principles are applied consistently throughout the build.

Refuse and Waste Management

All refuse (including cement bags, wire, plastic webbing, food waste, cans, bottles, and paper) must be contained where it is protected from wind and wildlife. Contractors are subject to all local littering fines.

Cleaning Tools and Handling Chemicals

All tools and equipment must be cleaned responsibly. Never wash cement, paint, solvents, or other chemicals onto the ground. Doing so can poison plants, soil, and groundwater. Collect wash water and dispose of it at approved facilities. Leftover chemicals and hazardous substances must also be disposed of at local hazardous waste drop-off points.

Access and Road Use

Access roads in Rooiels are narrow and shared. Avoid blocking them whenever possible. If temporary blockage is unavoidable, inform neighbours in advance with dates and times so they can make alternative plans.

Road infrastructure is relatively fragile. Take care not to damage our roads by driving or parking heavy machinery on the road edges (which causes the pavers to subside) or on the road verges.

Wind and Safety

Builders unfamiliar with the area often underestimate how disruptive strong winds can be, particularly on exposed or elevated sites. Unsecured items may blow onto neighbouring properties, causing damage or injury. Always ensure:

Equipment and materials are securely stored.
Fixtures such as windows and roof sheets are fully installed and secured.

Environmental and Wildlife Responsibility

Workers should treat neighbours, wildlife, and the environment with respect. In particular, workers should understand how to interact with baboons and must never harm or harass them.

Project Completion and Site Restoration

Once construction is complete, it’s important to leave your site and the surrounding area in good order.

Clear The Site

Remove all rubble, leftover materials, sand, and packaging. Do not leave piles lying around the site or surrounding area. All waste must be disposed of responsibly at approved sites.

Repair Damage

Ensure your contractor repairs any damage caused during construction, including damaged road edges or verges.

Final Checks

Walk the site to confirm that vegetation, topsoil, and natural features have been protected or rehabilitated, and that no materials or debris remain that could blow or wash away.

Respecting The Village

Overall, please approach your project with care and respect for the village, its people and its values. Projects that respect their setting tend to be better received by neighbours and are easier to live with over the long term.

Keep construction noise to a minimum and respect permitted working hours and day restrictions.
Sensitive placement of buildings, limited disturbance, and thoughtful rehabilitation help protect the village’s character and natural processes.
If you are not living in Rooiels during construction, provide your contact details to a nearby neighbour so they can alert you promptly if any issues arise.