Planning a construction

Conveyance Documents

The conveyance documents that you would have signed when you purchased your Property define how Sandyport goes about its business, and sets the ground rules for the role the Association assumes since it took over from the developer.

• The Restrictive Covenants set out the restrictions that apply to private Property.
• The License Agreement sets out the terms and conditions under which you may use the Common Property such as the roadways, waterways and amenity areas.

Please read both these important documents carefully. They provide essential context to the community in which we live, and the amenities we share. If you purchased a condominium, you should also have a copy of your Declaration of Condominium. This regulates the relationship between the various unit Owners within the complex.

Maintenance of Vacant Lots

Sandyport is an exclusive development for people who enjoy a distinctive lifestyle. Owners of vacant lots should keep them in a neat and tidy condition, such as they should like to view through the windows of their own homes. If you own a vacant lot, please refrain from storing boats, trailers, and building materials on your land, and generally keep it in a neat and tidy landscaped condition.

Where Owners fail to respect these Guidelines, we may enforce the terms of the Restrictive Covenants and take the necessary steps to ensure that the lot is in compliance. This may result in a financial cost to its Owner. However we prefer cooperation over coercion, so please respect the Guidelines. They are there for the benefit of all, and help preserve property values.

Construction Approval

The License Documents and Restrictive Covenants define a harmonious community with a given style of architecture, and a cooperative lifestyle. Sometimes Owners and Residents overlook, or are ignorant of the fact that they cannot erect fences, build boundary walls, extend their homes, alter their docks and so on without the approval of the Association.

In short, any structural change (other than to vegetation) that is visible from the outside requires approval by the Association in advance of starting the work. If in doubt, contact Customer Services for guidance. Construction applications should be filed using the Construction Application Form. This is available at the website or from the Administration Office.

We have streamlined the Construction Approval process as much as possible and divided it into two phases to minimise costs at the design stage. We recommend obtaining the necessary Government permits between the first and second stages of our application process as costs (detailed below) apply immediately upon our approval of an application:

• Phase One – Conceptual Approval
• Phase Two – Design Approval

Our guideline processing time for each of these two phases is six weeks. Applicants can shorten this considerably by observing the detailed information contained the Architectural Guidelines and Design Review Procedure at this time for essential background information.

Processing Times

We recommend seeking conceptual approval before committing to a final design, especially in the case of new dwellings or significant modifications. If the correct procedures are followed in accordance with the Design Review Procedure and Architectural Guidelines - and there are no exceptions - then each stage should take no more than six weeks. Our normal processing times are much shorter than that. However, it can take longer if the documents are incomplete, or the application requires Board approval.

Checklist

The following criteria must be satisfied internally before construction may commence: 

• Ownership confirmed by way of a copy of conveyance on file
• Applicant’s account is current
• Construction application is paid (there is no fee for conceptual approval)
• All documents meet the criteria set out in the Architectural Guidelines
• Contractor’s all risk insurance certificate is filed
• Ministry of Works permit is filed¹
• All conditions (if any) are satisfied
• Payment of building fee is made²
• Signed survey plans from a chartered surveyor once the area is staked out³

Notes:

¹ Where applicable

² New dwellings only

³ New dwellings and extensions that alter the building footprint

Application Fees

• Dwellings - $1,000 per application*
• Dwelling modifications such as extensions - $500 per application*
• Other applications (docks, boat lifts or dock extensions) - $250 per application*
• Generators - $50 per application*

These fees are payable on submission of the application and are non-refundable.*

Costs Upon Approval

The following are effective on construction approval:

• Provided all other conditions have been met, new construction approval shall be granted. A $2,500* building fee will be invoiced, and is due for payment before construction may commence.
• Once construction approval is granted based on the submitted drawings, the Maintenance Fee shall apply with a 50% discount, less the indenture charge. We refer to this as the Provisional Maintenance Fee.
• The discounted Provisional Maintenance Fee expires and the full Maintenance Fee applies from the effective date of the occupancy certificate, or twelve months from the approval date, whichever is the sooner.
• Contractors must purchase identity passes for their workers in order to gain entry into Sandyport.

We recommend obtaining the necessary Government permits between the first and second stages of our application process as the costs apply immediately upon our approval of an application.

Construction Activity Regulations

Constructing or modifying a home in Sandyport is a little different from building one on freehold land. This is because the surrounding lots may be developed, and the access roads pass nearby established homes.

We administer regulations designed to ensure that Owners have the right to develop their land, while acknowledging the rights of Residents to see this done in an orderly and responsible manner. Full details of the Construction Activity Regulations are set out in this article.

Abandoned Constructions

In order to maintain the distinctive Sandyport architectural style, we discourage protracted or abandoned constructions. However sometimes life goes off course and construction activity is deferred. Under these circumstances, the site should be prepared so that it does not present an eyesore to the community, and the following steps taken:

• Store all unconsumed building materials inside the structure or remove them altogether.
• Neatly close off all ground floor doors, windows and other openings to prevent access, especially by small children.
• Thereafter, maintain the lot in a neat and tidy condition as described elsewhere in this document under “Maintenance of Vacant Lots”.

The Restrictive Covenants allow one year for building. Completing a construction project timeously is in everybody’s interest. We may insist on a new application if a construction has been abandoned for more than twelve months.

The progressive Maintenance Fee structure is designed to encourage Owners to complete the job, take up residence, and enjoy our marina lifestyle with us.