Minimum Standards for Civil Engineering
Services in Townships
Version 1
July 2013
City of Cape Town – Transport for Cape Town
Physical Address
Postal Address
Tower Block
P O Box 1694
Civic Centre
Cape Town
12 Hertzog Boulevard
8000
Cape Town
8001
Contact Person:
Mail & Internet
Head: Roads and Stormwater Design
paul.booth@capetown.gov.za
Paul Booth
www.capetown.gov.za
© Copyright 2013 by the City of Cape Town
® All rights reserved
MINIMUM STANDARDS FOR CIVIL ENGINEERING SERVICES IN TOWNSHIPS
SCHEDULE OF AMENDMENTS
No
Date
Section
Description
1
MINIMUM STANDARDS FOR CIVIL ENGINEERING SERVICES IN TOWNSHIPS
1.
INTRODUCTION ..................................................................................................................................... 3
1.1
1.2
1.3
1.4
1.5
1.6
1.7
1.8
2.
ROAD PLANNING .................................................................................................................................. 4
2.1
2.2
2.3
2.4
2.5
2.6
3.
General ...................................................................................................................................... 21
Relevant Codes of Practice, Policy and Guidelines .................................................................. 21
Pavement Design ....................................................................................................................... 22
Additional Requirements for Steep Terrains .............................................................................. 27
TRAFFIC CONTROL DEVICES AND SIGNAGE ................................................................................. 27
9.1
9.2
9.3
10.
General ...................................................................................................................................... 19
Relevant Codes of Practice, Policies and Guidelines ................................................................ 19
Geometric Design ...................................................................................................................... 20
Parking Areas............................................................................................................................. 20
PAVEMENT DESIGN ............................................................................................................................ 21
8.1
8.2
8.3
8.4
9.
General ...................................................................................................................................... 17
Driveway Design ........................................................................................................................ 17
Relevant Codes of Practice, Policy and Guidelines .................................................................. 19
Design Parameters .................................................................................................................... 19
PARKING .............................................................................................................................................. 19
7.1
7.2
7.3
7.4
8.
Non-motorised Transport ........................................................................................................... 15
Pedestrian and Cycle Way Design ............................................................................................ 16
DRIVEWAYS ......................................................................................................................................... 17
6.1
6.2
6.3
6.4
7.
General ...................................................................................................................................... 13
Relevant Codes of Practice, Policy and Guidelines .................................................................. 13
Verge Cross Section .................................................................................................................. 14
Underground Service Reservations ........................................................................................... 14
Above Ground Service Reservations ......................................................................................... 15
PEDESTRIAN AND CYCLE WAYS ..................................................................................................... 15
5.1
5.2
6.
General ...................................................................................................................................... 11
Road Design .............................................................................................................................. 12
ROAD VERGES .................................................................................................................................... 13
4.1
4.2
4.3
4.4
4.5
5.
Bibliography of Relevant Codes of Practice, Policies and Guidelines ......................................... 4
General ........................................................................................................................................ 4
Town Planning ............................................................................................................................. 5
Road Planning Standards ............................................................................................................ 6
Cross Section Requirements ..................................................................................................... 10
Vertical Clearance ...................................................................................................................... 11
ROAD DESIGN ..................................................................................................................................... 11
3.1
3.2
4.
Purpose of These Guidelines....................................................................................................... 3
Discrepancies............................................................................................................................... 3
Applicability .................................................................................................................................. 3
Deviations .................................................................................................................................... 3
Site Specific Conditions and Future Developments..................................................................... 3
Design Approval ........................................................................................................................... 3
Legal Background ........................................................................................................................ 3
Definitions .................................................................................................................................... 4
General ...................................................................................................................................... 27
Relevant Codes of Practice, Policy and Guidelines .................................................................. 27
Traffic Signals Design ................................................................................................................ 28
STORMWATER DESIGN STANDARDS .............................................................................................. 28
2
10.1
10.2
10.3
10.4
11.
SEWERS ............................................................................................................................................... 41
11.1
11.2
11.3
12.
General ...................................................................................................................................... 48
Relevant Codes of Practice, Policy, Guidelines and Specifications. ......................................... 49
Design Criteria ........................................................................................................................... 49
Ducting Pipe Materials ............................................................................................................... 49
Duct Marking Details .................................................................................................................. 49
General ...................................................................................................................................... 50
Relevant Codes of Practice, Policy, Guidelines and Specifications .......................................... 50
Legal Requirements ................................................................................................................... 50
Site Development Plan .............................................................................................................. 50
Detailed Design ...................................................................................................................... 50
Construction, Supervision and Testing .................................................................................. 51
Supply of Water for Construction Purposes ........................................................................... 51
Maintenance Guarantee ......................................................................................................... 51
DRAWING STANDARDS AND AS-BUILT REQUIREMENTS ............................................................ 51
14.1
14.2
14.3
14.4
14.5
14.6
15.
General ...................................................................................................................................... 43
Relevant Codes of Practice, Policy and Guidelines .................................................................. 44
Water Reticulation Design ......................................................................................................... 44
Design Criteria ........................................................................................................................... 44
Water Reticulation Materials ...................................................................................................... 45
DUCTS .................................................................................................................................................. 48
13.1
13.2
13.3
13.4
13.5
13.6
13.7
13.8
13.9
13.10
13.11
13.12
13.13
14.
General ...................................................................................................................................... 41
Relevant Codes of Practice, Policy and Guidelines .................................................................. 41
Design ........................................................................................................................................ 42
WATER RETICULATION ..................................................................................................................... 43
12.1
12.2
12.3
12.4
12.5
13.
General ...................................................................................................................................... 28
Standard Reference Documents, Codes of Practice, Policies and Guidelines ......................... 28
Stormwater Design .................................................................................................................... 29
Physical Design Criteria ............................................................................................................. 30
General ...................................................................................................................................... 51
Symbols, Line Styles and Colour ............................................................................................... 51
Layers ........................................................................................................................................ 51
Plan Layouts .............................................................................................................................. 52
Longitudinal Sections ................................................................................................................. 52
As-Built Information .................................................................................................................... 52
STANDARD DETAIL DRAWINGS ....................................................................................................... 53
15.1
List of Standard Drawings .......................................................................................................... 53
3
1.
INTRODUCTION
1.1
Purpose of These Guidelines
This document has been prepared in response to the need to lay down minimum standards for
Township Developments within the City of Cape Town. A township development is defined as the
planning, design and construction (including alterations to existing) of the roads and utility services
infrastructure that is required to service a residential or commercial or industrial urban community.
The objectives of the document are to:
•
•
•
•
•
Give guidance to where relevant specifications and guidelines can be found
Highlight and in some instances repeat important aspects of such relevant documentation
Lay down minimum specifications relevant to the City’s needs
Make designers aware of the City’s adopted policies
Strive towards uniformity in terms of design criteria and material specifications
This document will be available to all developers and consultants as a quick guide to assist with the
design and construction of urban infrastructure. The vision is to expand the document in future to
include all services in one easily distributable and concise document.
1.2
Discrepancies
Any discrepancies which become apparent must be referred to the Director: Roads and
Stormwater (hereinafter referred to as “D: R&S”). In such cases the more restrictive requirements
shall apply, unless otherwise approved by the D: R&S.
1.3
Applicability
These Standards are applicable to all residential, industrial and commercial township
developments in the City of Cape Town, with the exception of low-cost government subsidised
residential developments, where other standards may be used by prior written agreement with the
Director: R&S.
1.4
Deviations
Where existing infrastructure and site specific conditions require deviation from this document such
deviations must be approved by the D: R&S.
1.5
Site Specific Conditions and Future Developments
Where abnormal site conditions exist or where a development needs to service existing or future
developments the D: R&S may require a higher standard of the services to be provided.
Special or unique design situations must be addressed on a case by case basis.
1.6
Design Approval
The approval of the design by the D: R&S in no way absolves the developer from any
responsibilities or liabilities in respect of the design.
1.7
Legal Background
1.7.1
Acts
•
•
•
•
•
1.7.2
Municipal Structures Act
National Road Traffic Act, 1996
Municipal Systems Act
National Road Traffic Act, 1996
Constitution of the Republic of South Africa, 1996
By-Laws
•
•
•
Standard Streets By-Law
Streets, Public Places & Prevention of Nuisance
Graffiti By-Law
4
•
•
•
•
•
•
1.7.3
Ordinances
•
1.8
Informal Trading
Outdoor Advertising & Signage By-Law
Parking
Parking Areas By-Law
Stormwater Management By-Law
1
Zoning Schemes
Roads Ordinance No 19 of 1976
Definitions
Refer to applicable document
2.
ROAD PLANNING
2.1
Bibliography of Relevant Codes of Practice, Policies and Guidelines
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
2.2
City of Cape Town Zoning Scheme Regulations, Fourth Draft, November 2007
CoCT: TR&S: Specification 01: Construction of Vehicular, Pedestrian and Wheelchair
Access Crossings and Access Ramps.
CoCT: Trees Policy
Footways Policy and Guidelines, CoCT Transport, Roads & Planning.
Geometric Design Manual – PAWC (1996)
Guideline for the Formalising of Parking Areas on Verges, Director: TR&S 2003-07-21.
Guidelines for Human Settlement Planning and Design (Published by CSIR Building and
Construction Technology, 2000, Boutek Report No. BOU/E2001 (known as “Red Book”)
Guidelines for the Erection of Balconies, Canopies and Columns on the Verge (CoCT Roads
& Stormwater, 2006-08-15).
Pedestrian and Bicycle Facility Guidelines. Department of Transport, August 2003)
Road Access Guidelines (Second Edition – May 2001 )
Roundabouts: An Informational Guide, at the Turner Fairbank Highway Research Centre
website: www.tfhrc.gov/safety/00068.htm
TGS 1,5,9,12,14 (Transport Planning Guidelines)
UTG 1: Geometric Design of Urban Arterials
UTG 10: Guidelines for the Geometric Design of Commercial and Industrial Local Streets.
UTG 5: Geometric Design of Urban Collector Roads
UTG 7: Geometric design of Local Residential Streets.
Road Traffic signs Manual (June 1999)
CoCT : NMT Plan
CoCT : Integrated Transport Plan
Guidelines for sliding gates – D R&S August 1995
Guidelines on landscaping and road reserves 2004
CoCT Guidelines on Fencing
Stormwater Documents (refer to paragraph 10.2)
SANS 784 - 2008
COLTO 1998 Edition
General
This section of the guidelines covers primarily local Class 3, 4 and 5 roads. The Directorate of
Transport Planning should be consulted for the planning and design of Class 1 and 2 roads.
Road Planning cannot be seen in isolation by the Engineering profession but must be dealt with in
close co-operation with the Town Planners.
The planning process needs to respond to the following inputs:
•
Environment
Various Zoning Schemes are still in effect in parts of the City – refer to the City’s website in this regard. A
unified Zoning Scheme is being drafted.
1
5
•
•
•
•
•
Community it needs to serve
Modes of transport
Public transport needs
Integration with public transport network
Recreational and community facilities
Priority should be given to the needs of transport modes in the following order of precedence:
•
•
•
•
•
Walking
Cycling
Public transport (that includes mini-bus taxis)
Commercial vehicles
Private cars
2.3
Town Planning
2.3.1
Access to Properties
Access restrictions on properties need to be established at the planning stage and the rules need
to be incorporated in Overlay Zone regulations applicable to a particular area or land unit.
2.3.2
On Site Parking Requirements
The provision for on-site parking is covered in Zoning Scheme for the relevant area.
Refer to CoCT’s webpage links
CTZS_Regulations_Sept_2012.pdf
CTZS_Appendix_Sept_2012.pdf
CTZS_Table_A_Sept_2012.pdf
2.3.3
Setbacks for Garages, Carports and Security Gates
The minimum required building line setback as prescribed in the relevant Zoning Scheme must be
adhered to at all times. Any relaxation of the street building line needs to be approved by the
D:R&S.
A minimum street building line of 1.5m is recommended to safeguard buildings from pipe-bursts or
services excavations within the road reserve. In addition the distance from the road kerb line to the
garage/carport will be at least 5.5m to 6.5m, depending upon the class of road whether pedestrians
need to be accommodated within the setback.
Building Line Setback for Garages and Carports needs to be correlated with zoning scheme(s)
•
•
2.3.4
In cases where dedicated pedestrian or cycle lanes exist or where a high volume of
pedestrian traffic is expected, the minimum distance of 5.5 m shall be measured from the
back of such lanes or paths in order not to interfere with pedestrian or bicycle movements.
On roads with high vehicular traffic (typical middle and higher order links) it should be a
requirement that all security gates be set back 5.5 m from the road kerb line or pedestrian
and cycle lane. Such requirements can be enforced as part of the plans approval process for
boundary walls.
Setbacks for Access Gates at ‘High Generator’ Driveways
The stacking space in front of access gates to developments shall be as follows, measured from
the edge of the closest lane or shoulder or footway or cycle lane as applicable:
Stacking Space in Front of Access Gates.
No. of units served
Required Stacking Space
< 15
15 – 40
> 40
6m
12m
Site Specific Requirements
6
2.3.5
Gates: general requirements
•
•
•
•
No part of any gate shall be installed within road reserves. Gates on a boundary must be
completely on the private side thereof.
Gates shall not open into road reserves, but inwards away from the road. Gates opening
towards the road must be set back so that the open gate is completely outside the road
reserve.
The location of gate control devices within the road reserve is not supported.
No part of a gate’s mechanism may be accessible from the road reserve. Suitable protection
must be in place where necessary.
Also refer to Guidelines for Sliding Gates, Director: Roads and Stormwater, 1995-08-08
Sliding Gates Guideline.pdf.
2.4
Road Planning Standards
2.4.1
Road Classification and Hierarchy
Designers should read these Minimum Standards in conjunction with Chapters 5 and 7 of the Red
Book: Guidelines for Human Settlement Planning and Design where the emphasis is on Movement
Networks rather than the conventional hierarchical structure. Designs should be based on the
functions that each Link within a Movement Network needs to perform to determine the appropriate
road reserve widths, footway and on-street parking provisions. Innovation should be the key
principle rather than merely opting for the minimum standard solution.
2.4.2
Design Speed
At a Road planning stage it is important to establish whether the design standards for a given
speed can be maintained within the chosen road layout. Steep terrains require special attention
from a road planning perspective.
Residential streets should also be designed such that speed control and extraneous traffic control
is inherent in the layout. “Add-on” measures such as speed humps are not favoured).
2.4.3
Road Reserve Characteristics
The cross section of the road reserve must provide for all functions that the road is expected to
fulfil, including:
•
•
•
•
•
•
•
Safe and efficient movement of all users
Provision for parked vehicles
Provision for utility services both under and above ground
Street lighting
Landscaping
Traffic signs and signals
Street name and direction signs
In addition to the above the selected roadway and road reserve should comply with the following:
•
•
•
•
•
The safety and convenience of pedestrians and cyclists must be ensured by providing
sufficient on or off road paths or sidewalks.
The roadway width must allow for vehicles to proceed safely at the operating speed intended
for the class of road.
The road reserve width should be sufficient to provide adequate access to individual erven.
The word “adequate” must be read in context with the mode of transport that is expected to
dominate each specific road or pedestrian access way.
Widening of the roadway and road reserve may be required at strategic locations to allow for
wider heavy vehicle paths.
Widening of the verge and subsequent road reserve may be required to ensure adequate
sight distances around horizontal curves and at intersections. The use of mirrors to
ameliorate sight line problems is not allowed.
7
•
2.4.4
Appropriate verge width must be provided to enable the safe location, construction and
maintenance of required utility services e.g. electricity, water, telecommunication, street
lighting. See Section 3 on Road Verges, for more information.
Parking
Provision for parking shall form an inherent part of any new development. It is important that
vehicles should not be parked within sight triangles at intersections or bends. Designers should
consider the provision of on or off street parking in conjunction with other issues such as driveway
access, waste collection etc. In developments with narrow frontages on-street parking may be
problematic and setbacks of entrances and garages need to be considered to avoid parking backup into the street system.
Property owners adjoining roadways should provide sufficient on-site or off street parking as per
the guidelines as set out by the Department of Transport or the City of Cape Town Zoning Scheme
Regulations, whichever is most applicable. The minimum recommended parking requirement for
single residential erven is as follows:
Recommended Minimum Parking Requirements for Single Residential Erven
Income Group
Parking Spaces (includes garages and carports)
High
4
Medium
3
Low
2
State Subsidised
1
Also refer to the relevant Zoning Scheme in this regard.
CTZS_Regulations_Sept_2012.pdf
CTZS_Appendix_Sept_2012.pdf
CTZS_Table_A_Sept_2012.pdf
Provision for on-street parking should be considered at the following locations:
•
2.4.5
At Public Amenities
Waste Collection and Emergency Vehicles
Access for waste collection and emergency vehicles is one of the most important aspects in the
planning of any new development. Road layouts and reserve widths should be designed to
accommodate typical waste collection and emergency vehicles. Designs should be based on the
SU type vehicle as specified in Table 7.2 of the Red Book: Guidelines for Human Settlement
Planning and Design.
Refuse vehicles generally do not enter pedestrian only routes and short dead end streets unless
these roadways are designed for such vehicles with ample provision for turning.
In Low Cost Housing developments large turning circles are generally not affordable. In such cases
collection points need to be provided adjacent to the roadway at the nearest passing point. As a
rule the distance from the collection point to the furthest service point should not exceed 45 m.
A typical collection point can consist of a demarcated and surfaced or paved area behind the road
kerb, at least 1.5m wide with a length equal to the number of service points in meters. Such
collection areas should be carefully selected to avoid being too close to or opposite residential
frontages or accesses, and to ensure that sight lines for road users are not obstructed.
Before any waste removal is contracted out, the applicant must submit a solid waste management
plan with specific reference to waste minimisation.
8
2.4.6
Public Transport
On designated bus routes (or potential bus routes) provision needs to be made for bus facilities
including bus stops, shelters and bus embayments. Such provisions should include consideration
for pedestrian access, driveway locations and geometric design at intersections.
Street networks should be planned to bring everyone within a convenient walking distance (not
more than 400m) of public transport stops, especially in low cost housing areas. See chapter 8.4 of
the Road Access Guidelines for the optimal location and minimum guidelines for bus and minibus
taxi stops. Refer to Pedestrian and Bicycle Access.pdf
The minimum roadway (surfaced) width for bus routes shall be 7.4m.
Bus stops in bus bay: Dimensions should be as shown on the standard drawing. Locating the bus
stop so that the entry or exit end coincides with an intersection, a carriageway crossing or a no
parking zone, may save space.
Bus stops in the driving lane (on low order roads only): Where space is not available for a full bus
bay and the stopping time is short, a bus stop in the traffic lane may be considered. In this case a
minimum length of 12m must still be reserved and marked on the road.
2.4.7
Intersections
Street layouts must be planned for maximum safety. The aim should be to minimize the number of
intersections required for any township development. Skewed intersections must be avoided and in
no case should the angle be less than 70°.
The provision of vehicle access close to intersections and roundabouts needs to be carefully
examined. Operational and safety considerations may warrant restrictions on access.
Land uses that generate large volumes of traffic should have access points well away from
intersections.
2.4.8
Traffic Control at Intersections
Intersections where more than 100 vehicles per hour (all movements combined) are expected need
to be analysed at design stage to establish the type of control measure to be implemented.
Roundabouts are in many cases preferred to signalised intersections because of the inherent
safety and efficiency benefits, and lower maintenance cost.
Roundabouts are also excellent traffic calming measures especially if these form part of an overall
traffic calming plan.
Three or four way stop control at busy intersections is not acceptable, and should also be avoided
at minor intersections.
2.4.9
Traffic Calming
The layout of streets must be designed in such a way that traffic calming is a natural result and the
requirement for “add-on” measures (such as speed humps) is obviated. This can be achieved by
reducing block lengths as far as possible and by avoiding unnecessary through routes. On collector
roads speed reducing measures such as roundabouts and pedestrian crossings with median
islands could form part of an inherent traffic calming strategy.
Stop or yield control may not be used for the sole purpose of traffic calming; the warrants for stop
or yield control must be met.
2.4.10
Road Widening for Recreational Purposes (“Woonerf” Concept)
In low order and pedestrian only links in low cost housing areas, road designs should allow for road
widening at convenient locations to allow space for recreational purposes within the road reserve.
These areas can typically be in the middle of a “super block” or opposite an entry or exit point to a
Pedestrian Only Link. It typically needs to perform one or more of the following functions:
•
Recreational purposes (children’s play area)
9
•
•
•
•
2.4.11
Refuse collection (wheelie bin or black bag storage space)
Turning space for vehicles
Parking space for visitors
Access for service and emergency vehicles
These areas should be large enough to have the necessary impact. Widening shall not be
less than 3m per road reserve side and the entire area shall be surfaced. The widened areas
may be in contrasting paving.
Fences
Urban streets are not provided with fences. Where these exist, they are part of the abutting land,
and should therefore not be located on the road side of the road reserve boundary. Refer to the
City’s guideline on fencing. Fencing Draft Policy Rev 6.pdf.
Fences are allowed to assist in the control of non-motorised transport movements.
2.4.12
Guardrails
Guardrails within the road reserve for the sole purpose of protecting anything other than legitimate
road users shall not be permitted. Guardrails and other measures for the protection of private
property, if desired, must be located outside the road reserve. Guardrails shall not be provided
solely for access control purposes.
It must always be borne in mind that guardrails and other barriers next to the roadway are in
themselves hazards to traffic and should only be installed when the off road hazard is greater than
the hazard posed by the barrier.
The following guideline documents should be referenced to determine the warrants and installation
details when designing roadside barriers.
The WCG Geometric Design Manual. (Yellow Book)
South African Road Safety Manual Volume 6, Part C: Traffic Barriers
Some situations where guardrails may be required are as follows:
•
•
•
•
•
A drop-off next to the road with a slope steeper than 1:1 and height greater than 1 m
Large boulders, permanent bodies of water deeper than 0,6m next to the road and large
trees close to the roadside
Bridge piers, abutments, balustrades and large steel sign supports
Highway embankment
At the outer edge of substandard curves, or wherever vehicles often leave the road, and
where the hazard to the vehicle occupants leaving the road is greater than that of the
guardrail
On narrow medians:
•
•
•
When installing a guardrail the following must be adhered to
Guardrails should not be used where it will be struck head on or at an angle less than 45° to
perpendicular. It is designed to take a glancing blow only
Minimum length: the minimum length of guardrail is 30m
End treatment:
•
•
•
•
•
•
•
Where possible use a flare with a bullnose end piece
End wings or dipped ends may only be used on the downstream end of a one way condition
where there is no danger of it being hit end on
The guardrail must be installed at the prescribed height
Anchoring section: At each end an 11,43m section of the guardrail shall have posts spaced
at 1,905 m instead of the normal 3,810m
Spacer blocks must not be omitted
Successive lengths of guardrails must be lapped so that the upstream section overlaps the
downstream section along the adjacent traffic stream.
The guardrail must be provided with all its bolts including the shear bolts
10
•
•
•
Guardrail posts must be replaced where they have become rotten or structurally unsound.
Reflectors are only required where there is no street lighting
Interruptions in continuity should only be introduced if this is strictly necessary. Wherever
possible such interruptions shall be so designed to make it impossible for a vehicle to hit the
start of a section end-on. Where interruptions are introduced no section should be less than
30m in length
Do not erect guardrails one above the other. Normal guardrail poles are not strong enough to resist
the additional moment on impact and this practice is therefore not recommended.
2.4.13
Bollards
The use of bollards to control vehicular movements is not supported.
2.4.14
Street Name Signs
Street name signs can be either on pole mounted name plates or embossed on kerbs (the
preferred option in theft risk areas). In each case the detail as shown on the standard drawing
must be used. Exceptions will only be allowed in special cases, at the discretion of the D: R&S.
Free standing street name kerbs are not favoured, but where these are unavoidable, they should
be situated against the road reserve boundary.
Street names shall comply with the City’s Street Naming, Renaming and Numbering policy.
2.5
Cross Section Requirements
Recommended minimum standards are given in the tables below for the different classes of
roadways:
2.5.1
Mixed (Higher Order) Link District (Distributor) – Class 3
Income Groups
Road Reserve Width (m)
Roadway Width (channel
excluded)
Parking Arrangement
Verge Width (m)
Kerb Type
Cross fall / Camber
High and Medium
40
2 x 3.4 Lanes per
direction with 5.0m
Median
1 x 2.5 m Lanes/ direction
/ Combination
Parking//Cycle Lane
7.9
BK2 / BK4
Camber
Low
40
2 x 3.4m Lanes per direction
with 5.0 Median
1 x 2.5m Lanes/
direction/Combination
Parking/Cycle Lane
7.9
BK2 / BK4
Camber
*Direct property access is not recommended.
2.5.2
Mixed (Middle- Order) Link (Class 4 Local Distributor)
Refer to standard drawing
Income Groups
Road Reserve Width (m)
Roadway Width
Parking Arrangement
Verge Width (m)
Kerb Type
Cross Fall/ Camber
Minimum Erf Splay Dimensions
at Intersections
High/Medium
20
2 x 3.7m lanes (channel
excluded)
2 x 2.5m Combination
Parking/Cycle lane
3.3
BK2
Camber
Low
18
2 x 3.7m lanes (channel
excluded)
2 x 2.5m * Combination
Parking/Cycle lane
2.3
BK2 #
Camber
5x5
5x5
11
*For low cost housing areas the parking/cycle lane shall be separated from the roadway by means of a VChannel arrangement
# For low cost housing areas with narrow frontages MK10 kerbs or CK5 combination kerb and channel sets
may be used along parking an embayment to facilitate vehicular access.
2.5.3
Mixed (Lower Order) Link (Class 5 Access Street)
Refer to standard drawings
Income Groups
Road Reserve Width (m)
Roadway Width
Parking Arrangement
Verge Width (m)
Kerb Type *
Cross Fall/ Camber
Minimum Erf Splay Dimensions at
*Intersections
Medium/Low
12
5.5m (channel
excluded)
Low
10
5.5m (channel
excluded)
Low
8
4.5m (channel
excluded)
1.25
MK10 / CK5
Cross Fall
2.5
MK10 / CK5
Cross Fall
1.75
MK10 / CK5
Cross Fall
5x5
5X5
5x5
*Barrier kerb to be placed on radii. BK 2 or BK 4
2.5.4
Pedestrian Link / NMT Facility
Refer to standard drawing
Income Groups
Road Reserve Width (m)
3.0
Verge Width (m)
1.4
Maximum Length (m)
50
Cross fall (CF) / Camber(CA)
•
•
•
•
•
2.5.5
6
Roadway Width (surfaced) (m)
Kerb Type
•
•
•
All
CK5/E1 or E1 both sides
Depends on site conditions
Limited vehicular ownership
Restricted vehicular access
No kerbed entrance (bell mouth) from adjoining roadways - roadways and pedestrian links to
be separated by kerbs
To be accessible for emergency and service vehicles
No through traffic allowed
Ensure multi-directional pedestrian circulation
No turning area necessary
Allow widening for recreational purposes (Woonerf Concept)
Lower Order Link (Class 5 Access Street for LIC)
Refer to standard drawings.
2.6
Vertical Clearance
The vertical clearance required over all portions of the road reserve accessible to vehicles is as
stated in Geometric Design of Urban Arterial Roads Manual (UTG 1) of 1986:
"The standard minimum vertical clearance from any point in a roadway to an overhead structure is
5.1m. If the structure is light such as a pedestrian overpass, then the vertical clearance required is
5.5m or more. Future overlays must be taken into account when determining clearances."
3.
ROAD DESIGN
3.1
General
This section of the guidelines covers primarily local streets up to Class 3 roads. The Director:
Transport shall be consulted for the geometric design of higher order roads.
12
The Red Book: Guidelines for Human Settlement Planning and Design, Chapter 7: Geometric
Design and Layout Planning, gives a detailed coverage of the geometric design for roads. Other
documents in the Bibliography can be referred to for items not covered in the Red Book: Guidelines
for Human Settlement Planning and Design.
For Roundabouts reference should be made to Chapter 6 of ‘Roundabouts: An Informational
Guide’ from the Turner Fairbank Highway Research Centre, which exhaustively covers all the basic
elements of geometric design. (This reference document will require adaptations for South African
use).
3.2
Road Design
3.2.1
At Grade Intersections
The following basic criteria for intersections shall apply:
•
•
•
•
•
•
•
3.2.2
Intersecting roads should where possible meet at 90°. Skewed intersections must be
avoided and in no case shall the angle of intersection be less than 70°.
Intersections shall preferably not be positioned in or near horizontal curves of small radii, on
the inside of any horizontal curves or on or close to sharp crests. Safe shoulder sight
distance shall be the deciding criterion.
The maximum grade for approach legs to an intersection is 5%, for a minimum distance of
20m from the edge of the intersection. Normally the grade of the major road should be
carried through. A maximum grade of 3% to 4% for intersections is recommended.
All turning movements shall be checked for compliance with the swept path of the design
vehicle applicable to the intersection.
Even where mountable kerbs are used along roads, the kerbs around intersection corners,
including 2m either end of the curve including the transition, shall always be barrier kerbs.
For radii less than 10m, short kerbs shall be used. In all other cases long kerbs must be
used.
The minimum distance between intersections shall be as prescribed in the Guidelines for
Human Settlement Planning and Design.
Curve Radii
Minimum curve radii shall preferably be as follows:
Minimum Curve Radii
Bellmouth Radii
Road Category
(m)
Mixed (higher order) Link (Class 3District Distributor)
10 - 12
Mixed (middle order) Link (Class 4, Local Distributor)
10 - 12
80
Mixed (lower order) Link (Class 5, Access Collector)
8 - 10
50
6 -8
35
Mixed (lower order) Link (Class 5, Access Street)
3.2.3
Horizontal inside
Curve Radii (m)
350
Roundabouts
Refer to standard drawing
Roundabouts shall be classified as follows:
Roundabout Types
Type or Use
Mini Roundabout
Mixed (middle order) Link Class 4
Urban Compact
Mixed (middle order) Link Class 4
Urban Single Lane
Mixed (higher order) Link Class 3
Urban Double Lane
Mixed (higher order) Link Class 3
Design Vehicle
Red Book Table7.2
Design Speed
(km/h)
Inscribed Circle
Diameter(ICD)(m)
Single unit truck (SU)
25
13 – 25
SU and BUS
30
25 – 30
Semi–trailer (WB15)
35
30 – 40
Semi–trailer (WB15)
35
45 – 55
13
Roundabouts need to be designed for site specific and traffic conditions. In order to create some
uniformity within the City the following is prescribed: See standard drawing for Kerb detail.
•
•
•
•
•
•
•
3.2.4
The kerbing used on the perimeter of roundabouts shall generally be Barrier Kerbs (BK2 or
BK4). For Mini Roundabouts on Lower Order Links the kerb type may match the kerbing
used on the major approaching road.
The physical layout and size of the central island will determine the amount of deflection that
is imposed on the through vehicle. A mountable apron may have to be added to achieve the
desired deflection in order to reduce vehicular speed.
Barrier kerbs (BK2 or BK4) to be used for splitter islands. Where splitter islands are small
and where no pedestrian crossings are envisaged, Semi Mountable Kerbs (MK2 or MK10)
may be considered.
The minimum width for splitter islands at pedestrian crossing points shall be 1.8m, set back
at least one vehicle length (6.0m) from the entrance line with provision for dropped kerbs for
wheelchairs and prams. Tactile warning surfaces shall be provided at all pedestrian
crossings – see Drawings for details.
Central islands which vehicles are not supposed to traverse shall have semi mountable
kerbs (MK2).
Where an apron is required a special mountable kerb (MK11) shall separate the apron from
the circulatory roadway with a height difference of approximately 75mm.
Central and splitter islands shall have paved surfaces and kerbs painted matt black and retro
reflective white alternately to clearly distinguish the islands from the roadway.
Minimum cross slope
A cross slope of 2.5% shall apply to all cross-fall or cambered roads.
4.
ROAD VERGES
TRH 27 South African Manual for Permitting Services in Road Reserves - Version 1 0 Aug 2012.pdf
4.1
General
The verge needs to perform a number of functions including:
•
•
•
•
•
•
•
Providing space for under- and above ground services.
Providing space for street furniture items, such as bus shelters etc.
Provide for the safe movement of pedestrians, wheelchairs and cyclists where applicable.
Provide for off-street parking where required.
Provide for adequate sight distance around curves and at intersections.
Provide space for landscaping approved by the Director Transport, Roads and Stormwater.
Provide space for overland stormwater drainage.
The verge width should therefore be sufficient to incorporate the above functions.
In low cost housing areas where windblown sand is a problem, all verges shall be provided with a
1.5m wide x 75mm thick (compacted thickness) gravel wearing surface on both sides of the road.
Loose / unbound stones (of any size) on verges and islands shall not be allowed.
4.2
Relevant Codes of Practice, Policy and Guidelines
•
•
•
South African Road Traffic Signs Manual
Non-Motorised Transport
DoT Pedestrian & Bicycle Facility Guidelines
CoCT: Integrated Transport Plan
AnnexureK_IntegratedTransport_Plan_Revised.pdf
14
4.3
Verge Cross Section
Factors that determine the verge cross section are:
4.3.1
A cross slope of not less than 1% is required for surface drainage
4.3.2
The verge cross fall shall not exceed 17%, unless suitably designed measures (retaining
structures, landscaping, surface hardening) are taken to ensure the stability and functionality of the
verge.
4.3.3
The back of footway level i.e., the level at the boundary between the property and the road verge
shall be sufficiently higher than the top of kerb to ensure that overland stormwater flow stays within
the road prism, preferably 110 mm plus 3% of the verge width to a maximum of 150mm. In the
case of a BK4 kerb it shall be the height of kerb face minus the channel invert plus 3% of the verge
width.
4.3.4
An area of approximately 1.5m wide is required immediately adjacent to kerb with a maximum
cross slope of 3% towards the kerb to allow:
(i)
(ii)
(iii)
the safe passage of pedestrians and cyclists,
to allow wheel bin placement and
to allow driveway access without vehicles scraping.
4.4
Underground Service Reservations
4.4.1
Stormwater Drainage
Stormwater pipelines should preferably be located underneath the roadway, or in steep terrain on
the high side behind the kerb line, if possible. The minimum reservation width is the outside
diameter of the pipe plus 800mm. For pipes smaller than 600mm Ø, the minimum reservation width
is the outside diameter of the pipe plus 1000mm. For deep pipes and poor ground conditions this
may be increased.
4.4.2
Sewer Drainage
Sewer pipes should preferably be located under the centre line of the roadway, or slightly offset on
cambered roads. In steep sloping terrain sewer lines should, if possible, be located on the high side
of the road reserve, underneath the roadway, which permits relatively short connections. The
minimum reservation width is 1000mm.
4.4.3
Water Mains
Water mains should be located on the high side of the road reserve to ensure that in the event of a
burst water main flooding of properties is minimized. The minimum reservation width is 700mm, or
the pipe diameter plus 600mm for pipes up to 300mm in diameter.
Water mains should preferably not be located underneath roadways or below surfaced footways to
ensure easy access for maintenance and water connections and disconnections.
4.4.4
Electricity and Telecommunication Services
4.4.4.1. General Requirements
It is generally preferred that Electrical and Telecommunication Services be installed on opposite
sides of the road reserve, especially in the case of high voltage electrical cables. The minimum
reservation width is 1000mm for both services with a clearance from the property boundary of
400mm for Telecommunication cables and a minimum of 500mm for Electrical services.
Overhead Telecommunication and Electrical poles shall generally be located as close as possible
to the property boundary with a minimum clearance of 300mm.
4.4.4.2. Manholes
All telecommunication and electrical manholes, whether these are in the roadway or not, must be
designed to withstand traffic loading and they must have a chimney of at least 300mm between the
manhole lid and the top of the roof slab. A 300mm chimney allows some flexibility should an
adjustment or widening be needed to the road levels. It also provides for at reasonable layer works
15
over the roof slab and minimises the likelihood of reflective cracking caused by differential
settlement. Refer to CoCT Standard 2010 Manhole Cover and Frame.pdf
4.4.5
Subsoil Drains
Subsoil drains, where required, should preferably be installed both sides of the road reserve
directly behind the kerb line.
4.4.6
Curved Road Reserves
Services along curved alignments, particularly those which need to be laid in a series of straights
(Sewer and Stormwater lines), may require additional space and the road reserve should be
widened where necessary.
4.4.7
Reinstatement of Trenches in Road Reserves
Refer to Specification for the Reinstatement of Trenches in Road reserves
COCT Trench Reinstatement Spec Rev 2 Aug 04.pdf
4.5
Above Ground Service Reservations
4.5.1
Electrical Plant and Street Lighting
Where street lighting is mounted on separate poles the minimum clear space between the pole and
roadway shall be as follows:
Roadway clearance for Street Lighting Poles (measured from back of kerb to face of pole)
Barrier Kerb BK2 and BK4
Next to parking bay or shoulder
0.8m
Barrier Kerb BK2 and BK4
Next to Traffic Lane
2.0m
Mountable Kerb CK5 and MK10
Next to parking bay
0.8m
Mountable Kerb CK5 and MK10
Next to Traffic Lane
2.0m
Streetlights, power poles, substations and electrical kiosks should be placed clear of future
driveways, and preferably opposite common erf boundaries and of the shoulder site distance
triangle at intersections and T-Junctions.
4.5.2
Landscaping in Road Reserves
In township layouts where the planting of large trees along roads form part of the development a
reservation width of at least 1200mm should be allowed.
It is generally accepted that the care and maintenance of the verge surfaces be carried out by the
adjacent land owners and that no special reservation be made for the planting of trees and shrubs.
Trees and shrubs that obstruct sight lines may be removed or trimmed by Council.
Refer to the City’s Guidelines for Designing or Approving Hard and Soft Landscaping in the Urban
Road Reserve, 2004. Guidelines Landscaping revised Jan 2005.pdf
Attention is drawn to the City’s Tree Policy (Council, 2002-11-01) which, inter alia, regulates the
planting of trees in road reserves, and provides guidance with respect to positioning of trees in
relation to utility services.
5.
PEDESTRIAN AND CYCLE WAYS
5.1
Non-motorised Transport
Pedestrian and cycle facilities should form part of any new development. DoT Pedestrian & Bicycle
Facility Guidelines
Surfaced footways shall be provided along roadways where pedestrian traffic is expected to be
high, e.g. at churches, schools, public amenities, commercial areas, and along main routes.
16
Appropriate pedestrian crossing points at schools, community amenities, opposite expected
pathways, at busy intersections and at places of attraction need to form part of any development
proposal. These crossings together with other measures such as roundabouts should form part of a
built-in traffic calming strategy.
A satisfactory level of service should be provided that includes users with disabilities and those with
limited mobility.
The provision of these facilities should be such that it encourages the use of these modes of
transport.
5.2
Pedestrian and Cycle Way Design
5.2.1
Footway and Cycle Lane Widths
Also refer to COCT’s footways implementation policy – Version 2008-03-07. Footways Policy and
Guidelines 2008-03-17.pdf
The minimum width for surfaced pedestrian paths and cycle lanes shall be as follows:
Prescribed Footway/cycle Lane Width
Road Type
Usage
Anticipated Volume
Minimum Width (m)
High
Low
Pedestrian
2.0
1.5
Mixed (middle order) Link Class 4
Pedestrian
2.0
1.8
Mixed (middle order) Link Class 4
Pedestrian/Cyclists
3.0
2.5
Mixed (higher order) Link Class 3
Pedestrian
2.5
2.0
Mixed (higher order) Link Class 3
Pedestrian/Cyclists
3.0
2.5
Mixed (lower order) Link Class 5
5.2.2
Road Crossings
5.2.3
Designers should note the safety and operational issues that arise where pedestrians and cycling
routes cross certain types of intersections or roadways.
5.2.4
At major signalised intersections footpaths and cycle ways should preferably be combined to one
crossing point with special pedestrian and cycle phases provided for.
5.2.5
Provision must be made for pedestrian and cycle crossing points in the splitter islands at
roundabouts.
5.2.6
On-road cycling at multi-lane roundabouts should not be allowed.
5.2.7
Where a pedestrian road crossing is provided with a median island (for refuge and traffic calming
purposes), the width of the island shall be at least 2m and barrier kerbed all round. The median
island (kerbed section) shall be at least 30m long with appropriate painted tapers and barrier lines
on either side to prevent vehicles from overtaking on the wrong side of the road.
5.2.8
Tactile Warning Surfaces (Also refer to SANS 784)
Tactile warning surfaces to accommodate blind and partially sighted persons shall be installed at all
pedestrian crossing points, splitter and median islands, and shall meet the following requirements:
•
•
•
•
The tactile surface shall consist of raised truncated domes with a nominal diameter of 23mm,
a height of 5mm and a center to center spacing of 60mm.
The tactile surface shall contrast visually with adjoining surfaces, either light-on-dark or darkon-light.
Tactile surfaces shall be placed behind the kerb line and extend into the pedestrian refuge
area a distance of 990mm. On narrow median and splitter islands the tactile surface shall be
reduced to 660mm with a contrasting section of normal paving surfacing in between.
The width of tactile surface shall have with a minimum width of 990mm.
See standard drawing for details of concrete tactile slabs. Refer to drawing R16.
17
6.
DRIVEWAYS
6.1
General
Driveways (also known as carriageway crossings) must be constructed where vehicles are
crossing over the footway or verge in order to enter private property from a road having a nonmountable kerb, kerb and channel, or dish channel in front of the property.
In designing driveways the primary consideration must be the safety of all users, especially
pedestrians and cyclists on pathways and traffic on the road from which access is gained.
A driveway (or carriageway crossing) is an encroachment of vehicular traffic across a pedestrian
way, and not the other way around, and the design thereof should convey this principle. Driveways
with kerb arrangements which make these resemble normal road intersections are therefore not
favoured. Refer to Drawing R21.
6.2
Driveway Design
Driveways should be designed to allow vehicles to enter the site by turning at slow speed from the
traffic lane nearest to the site without intruding into other traffic lanes, especially on higher order
roads. Where two-way traffic is expected the driveway should be of sufficient width to allow two
vehicles to pass to avoid queuing on public roads. Refer to CoCT’s Specifications for the
Construction of Vehicular, Pedestrian and Wheelchair Access Crossing and Access Ramps
Carriageway Crossing Guideline & Spec Nov 2003.doc.
Driveways should be designed for the most common vehicle that will be using them. The following
table can be used as a guide:
18
TYPE OF SURFACE
TYPE OF CROSSING
DUTY OF CROSSING
PEDESTRIAN
BITUMINOUS PREMIX (ASPHALT)
CARRIAGEWAY
LIGHT
HEAVY
EXTRA HEAVY
Single
residential
USAGE OF CROSSING
Pedestrian only
TYPE OF EDGING
Brick stretcher on edge
or 150 x 75 mm precast concrete
(side and boundary edging)
Premix
Bricks
Blocks
Concrete
THICKNESS OF
SAND BED THICKNESS
(Uncompacted)
THICKNESS OF
GRANULER BASE
COMPACTED
OVERALL DEPTH OF
COMPACTED LAYERS
AND OF EXCAVATION
30mm
40mm
nil
nil
(G5)*
(G3)*
75mm
100mm
150mm
Premix
Bricks
Blocks
100mm
Subgrade
(Mod.AASHTO)
Sandfill
(Mod.AASHTO)
Subbase
(Mod.AASHTO)
Base
(Mod.AASHTO)
BTB layer
(Rice)
Bituminous Premix
(Rice)
Warehouse, Factory,
Loading area,
Service Station
250 x 100mm
precast concrete
nil
ADDITIONAL EXCAVATION WHERE
CLAYEY MATERIAL IS ENCOUNTERED
Separated by a sand/stone layer
enclosed in a geofabric sock
COMPACTION OF
PAVEMENT
LAYERS
30mm
Flats,
Church,
School,
etc
PEDESTRIAN
Pedestrian only
CLAY BRICK OR CONCRETE BLOCK
CARRIAGEWAY
LIGHT
HEAVY
Single residential
Brick stretcher on edge
or 150 x 75 mm precast concrete (side
and boundary edging)
250 x 100mm
precast concrete
nil
73mm
80mm (Classlo)
73mm
80mm
73mm
80mm
200mm
73mm
80mm
250mm
25mm
25mm
25mm
25mm
75mm
75mm
100mm
250mm
(two 125mm layers)
0mm
93%**
95%
95%
>40mm
125mm
150mm
93%**
100%
95%
95%
92%
190mm
150mm
93%**
100%
95%
Warehouse,
Factory, Loading
area, Service
Station
50mm
200mm
300mm
175mm
180mm
175mm
180mm
200mm
205mm
300mm
305mm
0mm
150mm
150mm
200mm
93%**
93%**
100%
95%
95%**
100%
95%
93%**
100%
95%
95%
95%
95%
200mm
95%**
100%
95%
98%
95%
92%
92%
92%
92%
* The standard for Subbase (G5) and Base (G3) shall be in accordance with the Technical Recommendations for Highways – TRH 14.
** 100% for sand.
Flats, Church,
School, etc
EXTRA HEAVY
98%
95%
19
High volume driveways (generally all except those serving single residential properties) shall be
designed with sufficient stacking length to avoid queuing in the public street.
6.3
Relevant Codes of Practice, Policy and Guidelines
•
•
•
•
•
•
•
•
6.4
CoCT: TR&S: Specification 01: Construction of Vehicular, Pedestrian and Wheelchair
Access Crossings and Access Ramps.
City of Cape Town Zoning Scheme Regulations, Fourth Draft, November 2007.
UTG 5: Geometric Design of Urban Collector Roads
UTG 7: Geometric design of Local Residential Streets.
UTG 10: Guidelines for the Geometric Design of Commercial and Industrial Local Streets.
Road Access Guidelines (Second Edition – May 2001)
National Building Regulations
Footways Policy and Guidelines (CoCT)
Design Parameters
Even if there is no surfaced footway the verge and driveway must still accommodate the movement
of pedestrians and perform a drainage function. Design considerations are as follows:
•
•
•
•
•
•
•
•
•
•
An area of approximately 1.5m wide is required immediately adjacent to kerb with a
maximum cross slope of 3% towards the kerb to allow (i) the safe passage of pedestrians
and cyclists,(ii) to allow wheel bin placement and (iii) to allow driveway access without
vehicles scraping.
Ramps across drainage channels are not allowed. Where the shape of the road leaves no
alternative, a ramp may be constructed which leaves the drainage channel open and
accessible, as shown on standard drawing in this case the alignment of the road must be
carefully designed to avoid sudden changes.
A cross slope of not less than 1% is required for surface drainage.
Surfaces must be skid resistant, even when wet.
The change in grade between the carriageway crossing and the road must not exceed 17%.
The back of footway level is to be sufficiently higher than the top of kerb to ensure that
overland flows stay within the road reserve. (Refer to paragraph 4.3.3)
Distance from nearest intersection must comply with Road Access Guidelines.
Access restrictions on certain classes or sections of road apply.
Unobstructed sight lines must be maintained.
In determining gradients for a driveway, designers must apply the clearances of a typical
South African Vehicle to the longitudinal section in order to avoid scraping.
7.
PARKING
7.1
General
This section covers some basic parking layout design guidelines.
For new commercial developments parking shall be provided in terms of Chapter 19, of the City of
Cape Town Zoning Scheme Regulations.
Parking areas shall have a pavement structure for a class UD road as specified in Section 7 of this
document. Areas which are also used by heavy vehicles (loading areas) shall have a pavement
structure for a class UC (Major Bus Route) road. See table 8.3.2.
7.2
Relevant Codes of Practice, Policies and Guidelines
•
City of Cape Town Zoning Scheme Regulations, Fourth Draft, November 2007.
CTZS_Regulations_Sept_2012.pdf
CTZS_Appendix_Sept_2012.pdf
CTZS_Table_A_Sept_2012.pdf
•
•
Parking Standards – Department of Transport
Land Use – Department of Transport
20
7.3
Geometric Design
7.3.1
Angled Parking
The recommended dimensions for angled parking layouts are indicated in the table below. The
dimensions referred to are those as given in Figure 6.3.1. [check the reference.]
Dimensions for Parking Area Layouts
Parking
Angle (ø)
Width
(m)
Depth
(m)
90°
2.5
5.0
60°
2.9
5.3
45°
3.5
4.9
30°
5.0
4.2
Aisle Width (m)
Ideal
Acceptable
Abs. Min.
7.5
5.4 Two Way
4.4 One Way
5.2 Two Way
4.2 One Way
3.5
7.0
6.5*
=
=
=
=
=
=
The absolute minimum values given in the table should be used with caution and in limited
applications only, such as private parking areas.
7.3.2
Parallel Parking
For parallel parking the dimensions as given on the standard drawing will apply. Along highly
trafficked roads the clear space between two consecutive bays shall be increased to 1.5m.
7.4
Parking Areas
7.4.1
Parking Layout
The parking layout recommended is 90° bays with two -way movement in aisles. Angled parking
and one-way movements should generally be avoided. Parking layout must be such that all bays
can be entered or exited without difficult or potentially hazardous manoeuvres, such as long
reversing paths, or difficult manoeuvres involving kerbs, bollards, poles and columns. To achieve
this additional clear space beyond end bays may be required to allow turning movements.
Kerbs shall be low enough to allow vehicle overhangs and easy opening of doors.
7.4.2
Safety
Car parks should be designed to provide a safe environment for its users. The design should
minimize vehicle-to-vehicle and vehicle-to-pedestrian conflicts. Careful consideration shall be given
to the placement of poles, trees, and columns. Direct access via pedestrian paths to destinations
should be provided. Adequate lighting should be provided. Vertical clearances shall be adequate
for pedestrians and cyclists.
7.4.3
Parking for Disabled Persons
Adequate parking provision, near end destinations, needs to be made for vehicles used by disabled
people. Such parking bays shall be provided with a 1.5m minimum width access aisle between
vehicles to allow easy wheelchair access between parked vehicles, Kerbs at these aisles shall be
dipped.
Parking bays for disabled persons shall be clearly marked as prescribed by the SARTSM (R323-P).
7.4.4
Landscape Elements
Landscaping is an important element of a car park. A well-designed car park, shaded by trees,
screened by hedges, shrubs or grassed mounds provides a stark relief from the expanses of a
featureless paved area.
21
The following design principles should be adopted:
•
•
•
•
•
•
•
Avoid stand-alone trees planted within car park (hard) surfaces. Rather use groups of trees
in special planting areas.
Choose appropriate ground surfaces for open areas and around trees. These could include
mulch, natural gravel, porous paving, groundcover plants and grass. Grassed surface areas
should however not be steeper than 1:4. Loose stone beds are not an acceptable surfacing
medium.
Pedestrian routes need to be carefully planned, e.g. make provision for paths through
garden beds etc. Vertical clearance of at least 2,2m (2,5m preferred) over the entire width of
all pedestrian ways, and preferably over all areas accessible to pedestrians, is required.
Co-ordinate surface lighting with tree planting
No tree or shrub planting should take place where car overhang (up to 0.8m from kerbs) is
expected.
Shrubs and trees shall be chosen to require minimal maintenance.
Incorporate paved areas to break the surface texture and to provide colour enhancements.
Refer to “Guidelines for Designing or Approving Hard and Soft Landscaping in the Urban Road
Reserve: Requirements from Transport Roads & Stormwater”, Director: Roads &Stormwater,
January 2005. Guidelines Landscaping revised Jan 2005.pdf
Attention is drawn to the City’s Tree Policy (Council, 2002-11-01) which, inter alia, regulates the
planting of trees in road reserves, and provides guidance with respect to positioning of trees in
relation to utility services. Tree Policy July 2002 -1.pdf.
8.
PAVEMENT DESIGN
8.1
General
Pavement design is a process of selecting appropriate pavement and surfacing layers to ensure
that the pavement will carry the traffic for the structural design period, at an acceptable service
level without any major structural distress.
Designers should base their design on a life cycle strategy comprising of high initial standards
followed by very low or minimal maintenance needs over the analysis period.
In areas where mole or mole-rat activity is evident, and where open, unhardened space along a
road is going to be a permanent or semi-permanent feature, the installation of mole barriers will be
required to protect the road pavement layers. Materials used for mole barriers must be
environmentally acceptable. Mole barriers shall be placed in such a way that there is no gap
between these and the road pavement structure.
In areas where a high water table exists, especially during the rainy season, sufficient subsurface
drainage must be provided to protect the pavement layers against ingress of water.
8.2
Relevant Codes of Practice, Policy and Guidelines
•
•
•
•
•
•
•
•
•
•
Red Book – Guidelines for Human Settlement, Planning and Design.
TRH 4 – Structural Design of Flexible Pavements for Inter-urban and Rural Roads.
TRH 14 – Guidelines for Road Construction Materials
SABS 1200 M:1996 – Roads (general)
SABS 1200 ME:1981 – Subbase
SABS 1200 MF:1981 – Base
SABS 1200 MFL:1996 – Base (Light Pavement Structures)
SABS 1200 MH:1996 – Asphalt Base and Surfacing
SABS 1200 MJ:1984 – Segmented Paving
COLTO 1998 Edition
22
8.3
Pavement Design
8.3.1
Level of Service
The level of service should be related to the function of the street. A higher order, or more
important road, should have a higher level of service. Its physical properties and standards should
be higher with a reduced risk of failure. Therefore it is inevitable that every road pavement has to
be designed according to conditions applicable.
For all formal roads within the City of Cape Town a basic minimum level of service (LOS) of 5 as
per Table 8.2 of the Guidelines for Human Settlement Planning and Design is required, unless
such roadways forms part of interim measures where only rudimentary services are provided.
Formal roadways with open lined storm water channels are generally not acceptable because of
the windblown sand problems.
8.3.2
Minimum Pavement Design Guidelines
Where possible, designers must base their design on the estimated equivalent E80s over the
design period. A minimum catalogue standard as given in Table 7.3.2 at the end of this section
shall apply for categories UB, UC and UD roads as defined in chapter 8 of the Guidelines for
Human Settlement Planning and Design Table 8.1.
The structural design periods for all road categories shall be 20 years.
As a guideline pavement layers shall comply with the following minimum standard:
Minimum Standard for Pavement Layers.
Road Category
UB (District Distributor)
Class 3
40mm medium continuously
graded Asphalt
UC (Major bus route)
Class 4
40mm medium continuously
graded Asphalt
UC (Minor bus route)
Class 4
40mm fine continuously
graded Asphalt
UD (Access Street)
Class 5
UD (Access Street)
Class 5
UD (Access Street)
Class 5
Pedestrian Only Links
Class 5
8.3.3
Surfacing
30mm Pavement mix
80mm Interlocking Concrete
Paver or 73 mm Clay Paver
140mm Concrete
Pavement Layers
150mm G2 Basecourse / 80 mm BTB
150mm C4 Cemented Subbase
150mm G7 Subgrade
150mm G9 Subgrade
150mm G3 Basecourse / 80mm BTB
150mm C4 Cemented Subbase /
225mm G3
150mm G7 Subgrade
150mm G9 Subgrade
150mm G4 Basecourse / 80mm BTB
150mm G5 Subbase / 150 mm G3
150mm G7 Subgrade
150mm G9 Subgrade
150mm G4 Basecourse
150mm G7 Subgrade
150mm C4 Cemented Subbase
150mm G7 Subgrade
100mm C3 Subbase
In-situ G9
30mm Pavement Mix
125mm G4 Basecourse
150mm G7 Subgrade
Sidewalks and Cycle
Ways
30mm Pavement Mix
100mm G5 Basecourse
150mm G7 Subgrade
Parking areas
30mm medium continuously
graded Asphalt/ 80mm
interlocking pavers
150mm C4 Cemented Subbase
150mm G7 Subgrade
Parking areas:
Loading areas
200mm concrete
100mm C3 Subbase
In-situ G9
Subgrade bearing capacity
The bearing capacity and quality of the in situ subgrade or fill material is very important in the
selection of the appropriate pavement layers. Designers should conduct a proper soil survey to
determine the in situ CBR within the material depth specified in Table15 of TRH 4. The
23
classification of the subgrade material shall be based on the soaked California Bearing Ratio (CBR)
at 93% of Mod. AASHTO max. density (100% for sand).
8.3.4
Compaction Densities and Material Specifications
Pavement layers and material shall comply with the following:
Layer
Class
Basecourse
G2
G3
G4
Subbase
G5
Selected
layer (upper
300mm)
G7
Surfaced
Subbase for
sidewalks
Unsurfaced
Pavement Material Specifications
Min CBR
Ma
Material Type
at Spec
Min Compaction
x PI
Density
Crushed stone
80
6
85% BRD
Crushed stone
80
6
98% Mod
Crushed stone
80
6
AASHTO
98% Mod
AASHTO
95% Mod
Crushed stone
45
6
AASHTO
93% Mod
In-situ or
15
12
AASHTO or
Imported sand
100% for sand
Crushed Stone
45
6
95%
Mod
AASHTO
Natural Gravel
or Crushed
45
6
95%
Mod
Stone wearing
AASHTO
course
Grading SABS1200M
Tbl 8, Column 2
Tbl 8, Column 3
Tbl 8, Column 4
None specified
None specified
None specified
None specified
8.3.4.1. Crushed rubble shall only be used in cases where the consistency of the material can be
guaranteed and with special approval from the D: R&S. It shall further only be used in subbase or
fill applications.
8.3.5
Surfacing Specifications and Densities
Bituminous surface treatments in the form of chip and spray, slurry or Cape Seals are not
acceptable. All surfacing shall be in the form of continuous graded, hot asphalt, spread with a selfpropelled mechanical spreader (paver). Special permission must be obtained from the Director
Transport, Roads and Stormwater to use Warm Mix Asphalt.
Surfacing layers shall comply with the following:
Premix Surfacing Specifications
Road Category
Surfacing
Min
Compaction
Strength
UB (District Distributor)
40mm medium continuously
graded Asphalt
93% Rice
UC (Major bus route)
40mm medium continuously
graded Asphalt
93% Rice
UC (Minor bus route)
40mm medium continuously
graded Asphalt
93% Marshall
UD (Access Street)
30mm Pavement mix
(Residential Mix)
93% Marshall
UD (Access Street)
80mm Concrete Pavers/
73mm Clay pavers /
Concrete Slab
Pedestrian Only Links
30mm Pavement mix
(Residential Mix)
95% Marshall
Sidewalks and Cycle Ways
30mm Pavement mix
(Residential Mix)
95% Marshall
Grading
COLTO Table
4202/7
SABS 1200MH
Table 2
Column 6
SABS 1200MH
Table 2
Column 6
SABS 1200MH
Table 2
Column 6
35MPa
SABS 1200MH
Table 2
Column 7
SABS 1200MH
Table 2
Column 7
24
Modified bituminous binders shall be used on steep roads with high incident of turning movements,
where there is a strong possibility of deformation e.g. braking zones, acceleration / deceleration
zones. Such asphalt shall comply with UTG2.
8.3.6
Compaction Equipment
Pavement layer compaction during construction has a major effect on the structural bearing
capacity of the pavement. The higher the construction density of a layer, the higher the strength
and resistance to deformation.
Designers should therefore not only specify the minimum compaction rates but also the type of
plant to be used for the different material types. For the compaction of base, sub-base and
subgrade (sand) layers a 9 ton vibratory roller should be regarded as the minimum requirement.
Please note that static rolling compaction will be required when working in closed proximity to
sensitive services. Such static rolling compaction shall be designed.
8.3.7
Labour Intensive Construction
Relevant Codes of Practice, Policy and Guidelines
•
Guidelines for the implementation of labour-intensive infrastructure projects under the
Expanded Public Works Programme – Second Edition July 2005.
On projects where labour intensive methods are specified, a critical review of the specifications for
road pavement layers needs to be made. All road construction activities cannot be labour intensive.
The activities that can be labour-based are the following:
•
•
•
•
•
•
•
Spreading, levelling of a Macadam layer
Excavation up to 1.5m in depth, in material suitable for hand excavation
Spreading of homogeneous or coarse graded materials
Kerb laying and ancillary works
Paving of sidewalks, walkways and road surfaces (Paving of roadways in asphalt must be
undertaken using an asphalt finishing paver)
Placing of concrete on road surfaces
AOT
The construction methods chosen should result in the same standard as specified in COLTO. For
labour intensive projects, segmented concrete block pavements, concrete pavements (JCP) or the
use of Waterbound Macadam as a base layer for granular pavements is recommended.
8.3.8
Selected Layers
Designs for all categories of roads should assume that all subgrades are brought to at least equal
(G7) support standard. Subgrade conditions that are below a G7 standard shall be treated as per
Table 22 of TRH 4, or be replaced with suitable material.
25
Catalogue Specification for Pavements
Road Category
UA
UB
UC
UD
Pavement Class
E80's / Lane
(mil)
ES0.003
<0.003
30mm AC
150mm G4
150mm G7
30mm AC
150mm WM2
150mm G7
80mm/73mm S-A
20mm SND
100mm G5
150mm G7
140mm JCP
100mm C3
G9 In-situ
ES0.01
0.003 - 0.01
30mm AC
150mm G4
150mm G7
30mm AC
150mm WM2
150mm G7
80mm/73mm S-A
20mm SND
125mm G5
150mm G7
140mm JCP
100mm C3
G9 In-situ
ES0.03
0.01 - 0.03
30mm AC
150mm G4
150mm G7
30mm AC
150mm WM2
150mm G7
80mm/73mm S-A
20mm SND
150mm G5
150mm G7
150mm JCP
100mm C3
G9 In-situ
ES0.1
0.03 - 0.10
30mm AC
150mm G4
100mm G5
150mm G7
30mm AC
150mm WM2
100mm G5
150mm G7
80mm/73mm S-A
20mm SND
150mm G4
150mm G7
150mm JCP
150mm C2
G9 In-situ
ES0.3
0.10 - 0.30
30mm AC
150mm G4
125mm G5
150mm G7
30mm AC
150mm WM2
100mm G5
150mm G7
80mm/73mm S-A
20mm SND
150mm G4
150mm G7
160mm JCP
150 C2
G9 In-situ
ES1
0.30 - 1.0
30mm AC
150mm G4
150mm G5
150mm G7
30mm AC
150mm WM2
150mm G5
150mm G7
80mm/73mm S-A
20mm SND
150mm C4
150mm G7
Granular Bases
Macadam Bases
Block Pavements
JCP (Concrete)
26
Catalogue Specification for Pavements
Road Category
UA
UB
UC
UD
Pavement Class
E80's / Lane
(mil)
ES3
1.0 - 3.0
40mm AC
150mm G3
150mm C4
150mm G7
40mm AC
150mm WM1
150mm C4
150mm G7
ES10
3.0 - 10.0
40mm AC
As Per TRH 4
As Per TRH 4
As Per TRH 4
40mm AC
150mm WM1
125mm C4
125mm C4
150mm G7
Granular Bases
Macadam Bases
Block Pavements
Sidewalks and Cycle Ways
20mm AC
100mm G5
150mm G7
80mm/73mm S-A
20mm SND
75mm G5
150mm G7
Pedestrian Only Links
25mm AC
125mm G4
150mm G7
60mm/73mm S-A
20mm SND
100mm G5
150mm G7
JCP (Concrete)
27
8.4
Additional Requirements for Steep Terrains
8.4.1
General
The following additional requirements apply to all roads steeper than 1:8 (12,5%), unless otherwise
specified.
•
•
•
•
8.4.2
Minimum Standards
•
•
•
•
8.4.3
Steepest longitudinal grade: 27%
Minimum width as specified hereinbefore
Approach to intersection: Maximum longitudinal grade 5% over a length of at least 10m (5m
for a private driveway)
Maximum cross fall 5%
Pavements for Steep Gradients
•
•
•
8.4.4
Portions of private driveways which fall within a public road reserve must also comply
The length of steep road sections shall be kept as short as possible. It is advisable to have a
reasonably level section of road at most every 50m
The stability of abutting slopes, walls and fences must be ensured
Utility services must be adequately protected, and access thereto ensured, in consultation
with the relevant service authority or service owner
The pavement structure must be constructible on steep slopes
The maximum gradient at which asphalt surfacing can be placed is 14%. All roadways with
steeper gradients shall therefore have Block or Concrete pavements, with support beams at
regular intervals
Surface roughness must be adequate in wet conditions over the full expected life of the road
Pedestrian facilities on steep terrain
•
•
•
•
•
•
•
•
Where road width is less than 5m, or where there is a risk involved in pedestrians using the
roadway, a separate footway shall be provided
Maximum longitudinal slope for a footway is 15%. For steeper sections steps must be
provided, which must conform to the following
Minimum width of steps: 1,5m
Maximum no of steps between landings: 12
Landings must be at least 1 m long
Maximum rise per step is 170mm
Minimum step depth is 250mm
Step rise and step depth shall be uniform for each section between landings
9.
TRAFFIC CONTROL DEVICES AND SIGNAGE
9.1
General
For all forms of traffic control devices reference should be made to latest edition of the South Africa
Development Community Road Traffic Signs Manual (SADC-RTSM).
For detailed design and construction of traffic signals reference needs to be made to the
specifications as laid down in the CMA Specification for Traffic Signals.
Traffic control devices shall comply in all respects with the requirements of the National Road
Traffic Act 1996 (Act No. 93 of 1996) and the National Road Traffic Regulations 2000, promulgated
in terms of the Act. It is therefore important that professionals with experience and knowledge of
the subject undertake the design, installation and operation of traffic signals and signage.
9.2
Relevant Codes of Practice, Policy and Guidelines
•
SARTSM and SADC-RTSM Manuals
Volume 1:
Uniform Traffic Control Devices (SADC-RTSM)
Detailing signing policies and design principles together with specific
information on the meaning and application of all traffic control devices
28
Volume 2:
•
9.3
Traffic Control Device Applications (SARTSM)
This volume covers the use of sets of signs, markings and signals for
specific applications
Volume 3:
Traffic Signal Design (SARTSM)
Detailing in depth, requirements for the selection and installation of traffic
signals and their methods of control
Volume 4:
Traffic Signs Design (SADC-RTSM)
Dimensional details for all road traffic signs and sign face components
The CMA Specification for Traffic Signals
Traffic Signals Design
With each proposal for traffic signals the following is required:
•
•
•
•
•
A scaled drawing (1:250) of the intersection or junction with the road layout, lanes and road
markings
Ducting and draw box layout for underground cabling
Positions of controllers
The number, type and layout of signal faces and pole positions
The number, type and location of pedestrian and cyclist facilities, including the position of
push buttons
o The phasing, time plans and offset settings
o The layout of loop detectors
o The proposed date of implementation
10.
STORMWATER DESIGN STANDARDS
10.1
General
Designers shall base their design on a sustainable stormwater management system and all factors
that will impact on the future operation and maintenance of the system must be considered.
Maintenance requirements shall be kept to an absolute minimum.
For a more detailed approach to Stormwater Management reference needs to be made to the
guidelines as set out below.
The Stormwater drainage design is to be based on the concept of Minor and Major systems as
prescribed in the Guidelines for Human Settlement Planning and Design.
10.2
Standard Reference Documents, Codes of Practice, Policies and Guidelines
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Floodplain Management Guidelines – City of Cape Town document, September 2003 –
Transport Roads & Stormwater Directorate.
Stormwater Management Planning and Design Guidelines for New Developments – City of
Cape Town document – July 2002 – Transport Roads & Stormwater Directorate.
Floodplain and River Corridor Management Policy, Version 2.1, May 2009
Management of Urban Stormwater Impacts Policy, Version 1.1, May 2009
Requirements of a Local Stormwater Management Plan, Draft 3, Feb 2006
Requirements of a Stormwater Impact Assessment, Draft 2, Feb 2006
Stormwater Management on Slopes Adjacent to Natural Areas, Version 1.0 , November
2003
Stormwater Management Planning and Design Guidelines for New Developments, Version
1.0, July 2002
City of Cape Town Rainfall Intensity – Duration – Frequency Curves, Updated 2011.
City of Cape Town: Servitudes for non–pressure sewer &stormwater systems October 2006.
TRH 15 – Subsurface Drainage for Roads.
Guidelines for Human Settlement Planning and Design – (Red Book).
Guideline for the Provision of Engineering Services in Residential Townships (Blue book).
CoCT Minimum Standards for Civil Engineering Services in Townships Draft 2013-02-05
29
•
•
•
•
•
•
SANRAL Road Drainage Manual
SANS 1200 DB : 1989 – Earthworks (Pipe Trenches)
SANS 1200 GA : 1982 – Concrete (Small Works)
SANS 1200 GE : 1984 - Precast Concrete (Structural)
SANS 1200 LB : 1983 – Bedding (Pipes)
SANS 1200 LE : 1982 - Stormwater Drainage
10.3
Stormwater Design
10.3.1
General Design Principles:
The following elements must be incorporated in stormwater drainage design:
•
•
•
•
•
•
•
•
•
•
•
•
10.3.2
The main stormwater routes should be located along natural drainage routes.
Major systems shall be free draining and local low points in roads will generally not be
allowed.
Runoff from adjoining properties must be adequately accommodated. This includes runoff
from upstream properties, where applicable.
During major storm events (greater than 1:2 year in the case of residential areas), the traffic
function of residential and lower order roads is interrupted and the full Stormwater carrying
capacity of the roads can be utilised. The maximum allowable inundation of Mixed (Higher
order) and class 4 Local Distributors above road crown during 1:50 year storm events is
150mm.
Where localised low points are unavoidable and where provision has be made for
emergency overland escape routes, the number of catchpits and conduit size shall be
increased to accommodate a 1:10 year return storm. Where such overland escape routes
are not possible, the intakes and/or catchpits and conduit system serving the area shall be
capable of accommodating at least a 1:50 year storm. Overland and pipe routes shall be
accommodated in a servitude registered in the name of the City of Cape Town and provide
for adequate access to enable maintenance activities to be carried out.
Debris and pollutant removal facilities (SUDS) shall be designed and constructed to protect
downstream facilities and infrastructure.
Appropriate measures shall be put in place to minimise scour and erosion.
Stormwater discharge shall not be concentrated on any downstream property, except where
such concentration of flow occurred previously, or if the flow is discharged via a servitude, in
favour of the upstream property.
The post development runoff shall not exceed the pre development runoff. Stormwater
storage facilities will need to be designed to restrict the runoff from developments where the
post-development runoff exceeds that of the pre- development. Refer to the Management of
Urban Stormwater Impacts Policy document.
Due consideration is to be taken at design stage of all future maintenance requirements and
activities.
All materials used in the works shall, where such mark has been awarded for a specific type
of material, bear the SANS Mark. The manufacturer must be in a position to furnish the
current valid SABS Mark Permit for such materials. Where materials are proposed for
incorporation in the works that do not bear the SANS Mark prior approval shall be obtained
for the use of such materials from the City’s Project Manager.
For any proposed developments, designers will take into consideration the existing and any
future development plans. The Local Catchment Manager must be consulted in this regard.
The Minor System
The minor system provides for the convenience of the community by rapidly removing runoff
caused by storms of relatively frequent recurrence intervals (2 to 5 years) from the drainage area,
mainly via an underground pipe network. The system includes catchpits, manholes, road-edge
channels and open channels.
The applicable minor system design storm return period varies according to land use. The return
periods to be applied are as listed in the table below.
30
Design Storm Recurrence Interval per Development Type
Development
10.3.3
Design storm recurrence interval (years)
Residential
General commercial & industrial
2
5
Public buildings
5
High value CBD
5 to 10
The Major System
The stormwater management system for all new townships will be designed to safely contain floods
up to the 1:20 year flood without the flooding of properties, i.e. within the road reserve boundaries.
Conditions shall also be checked for the 1:100 year event to assess the risk of floor levels being
inundated. Floor levels are to be 300mm (minimum) above the 1:100 flood levels.
The major system is the trunk system that receives stormwater discharge from the minor system. It
also functions as the emergency system that operates during overflow from, or failure of the minor
system. The system includes watercourses, large conduits, roads, stormwater attenuation facilities
(ponds), drainage servitudes and flood plains. Public open spaces, sports fields and parking areas,
can also be utilised to form part of the major system.
The major system fulfils a flood control function only during major, infrequent storm events. During
such events, temporary disruption of many normal activities within the catchment will occur, owing
to the intensity and magnitude of the event. The loss of convenience is tolerable, if no inundation
of private property occurs and the disruption is restricted to the following:
•
•
•
•
10.3.4
Residential and lower order roads
Recreational areas and public open space
Parking areas
The minor underground pipe system shall be assumed to be flowing full during a major storm
event. The effect/ramifications of blockages occurring in the minor system must be checked
at design stage.
Rainfall and Modelling Criteria
Rainfall gauging stations are operated by the City and the location of these and other gauging
stations are listed in Stormwater Management Planning and Design Guidelines for New
Developments. The City has developed IDF curves for the stations listed based on the data
collected and these are available from the Transport, Roads and Stormwater Directorate. The IDF
curves were updated in 2011 with additional curves being determined for Atlantis, Hout Bay,
Goodwood Greens, Noordhoek, Potsdam, Simons Town and Vergelegen.
Stormwater design shall be based on the IDF (intensity-duration-frequency) figures obtained from
rainfall monitoring stations. It is noted that precipitation in the city environs is greatly influenced by
wind direction, elevation of the catchment and proximity to geophysical features. Either the
Thessen Diagram is to be used to determine which rainfall monitoring station data set should be
utilised, or data shall be used from the rainfall monitoring station most suitably located in relation to
catchment area under consideration.
For the calculation of Stormwater runoff and storage capacities reference should be made to
Stormwater Management Planning and Design Guidelines for New Developments (Annexure E –
page 74 to77),which documents the recommended techniques and modelling tools in detail.
10.4
Physical Design Criteria
The physical criteria and requirements for the various stormwater design elements are set out in
the sections below.
10.4.1
Stormwater Pipes and Box Culverts (Underground Conduits)
31
Stormwater Conduit Design Criteria
Mannings coefficient of friction (n)
Minimum
diameter
–
catchpit
connections
375 mm (nominal dia.)
Pipe / culvert material
Reinforced concrete (Bearing SANS mark)
Pipe joint type
Spigot and socket (including rubber ring)
Bedding type
Generally 100D (Loading conditions for each
application to be confirmed, particularly construction
loadings on the smaller diameter pipes)
Generally 100S (Loading conditions for each
application to be confirmed)
Class B (SANS 1200 LB)
Position in road reserve
1.70m, North or East from road centre line
Minimum slope: Connections
1:60 (1.67 %)
Culvert Class
375mm dia.
1:360 (0.28 %)
450mm dia. and larger
Minimum velocity criteria applies
Minimum velocity (80% full flow)
0.9 m/s
Maximum velocity
(Without checking for hydraulic jump)
Maximum velocity (Checking for
hydraulic jump)
3.5 m/s
•
•
•
•
•
•
•
•
•
5.0 m/s (Minimum pipe class 100D)
Minimum cover (road intersections)
375mm to 450mm dia pipes steeper than 1:6 (16.67%)
450mm dia and larger pipes steeper than 1:8 (12.50%)
1000mm
Minimum cover (general)
750mm
Maximum distance between manholes
90m
Anchor blocks
•
300 mm (nominal dia.)
Minimum Diameter – Main lines
Pipe class: (all diameters)
•
0.012
Underground conduits are to be laid within the road reserve or in public open spaces.
Where crossing private property is unavoidable, the conduit must be protected by a
servitude, in favour of the City.
Generally, structures are not permitted within half the pipe diameter or culvert width, plus
working area (generally 300mm) plus depth to invert, measured from the centreline of the
pipe. However, each case must be assessed to allow for equipment and machinery
requirements.
Stormwater pipes are generally to be laid shallower than sewers.
Free flowing junctions (i.e. 45º junctions) should be detailed where possible and 90º
junctions avoided. Connections from catchpits to the main line are to be as close to 60º to
the road centreline as possible.
Only spigot and socket pipes with rubber ring seals are permitted. Interlocking joint (ogee)
pipes shall not be used in any application.
Where cutting of pipes is required, the pipe is to be cleanly cut, with any exposed reinforcing
being adequately treated and protected against corrosion.
Box culverts are to have V-shaped inverts to accommodate low flows.
The vertical clearance between Stormwater conduits and other services is to be a minimum
of 150mm.
Steeper gradients shall be used at the head of the system, where full flow is not yet
achieved.
In sandy areas consideration should be given to increasing the coefficient of friction (n) in
calculations to compensate for the partial siltation of the of the underground conduits.
Where underground conduits enter rivers, canals or ponds:
o
the invert must be above normal wet season water level
32
o
o
the soffit must be above the water level achieved during minor storm.
the discharge points shall be provided with adequate erosion protection measures such
as rock filled gabion mattresses and stilling basins
Anchor blocks in 20MPa concrete are to be provided on steep slopes as follows:
Anchor Block Spacing
•
•
•
•
•
10.4.2
Grade (%)
Spacing for 2,44m pipe lengths
Over 50%
every joint
30% to 50%
alternate joints
20% to 30%
every fourth joint
10% to 20%
every eighth joint
Spacing for intermediate grades can be interpolated.
Refer to the Standard Stormwater Details for Anchor block requirements.
Box culverts are to have dished inverts to accommodate low flows.
Where the box culvert height is less than 1,2m, Width to Height (W:H) ratio is not to exceed
2:1.
The minimum height of box culvert shall be 600mm.
Catchpits
The maximum flow capacity of the road cross-section at the particular gradient is to be used to
determine the required positions of catchpits.
Street capacity and kerb flow interceptions are to be based on the charts developed by Zwamborn,
Wessels, Lotter and Grobler as published in the Road Drainage Manual, SANRAL. Reference can
also be made to the charts developed by Forbes and Rooseboom. Designers are to provide
calculations on request.
The percentage flow bypassing a catchpit shall not exceed 20%.
Catchpits with double kerb inlet - gully grid are preferred. The use of gully grid type entry only is
limited to instances where double flat channels are required.
Where gully grids are utilised, grids with the slots are in the same direction as the channel flow are
preferred. In instances where the grid slots are at right angles to the flow (e.g cycle lanes), due to
the tendency of the upstream grid to block with debris, a longer chamber with additional grid and
frame should be installed to ensure the same intake capacity, i.e instead of the usual two grids,
three grids should be installed.
Gully grid inlets and frame, shall be manufactured from ferrous materials or polymer concrete. For
ferrous materials the grid is to be fixed to the frame by means of stainless steel (304) bullet hinges.
The frame and grid shall be able to withstand the loading requirements of SANS 50124, capable of
bearing a test load of 250kN.
At trapped low areas, the number of catchpits is to be increased to manage the trapped flows
adequately. Where trapped low areas occur on high order roads, additional catchpits should also
be provided above the low area, to limit the area of flooding due to blockage of those catchpits
serving the trapped low.
Length of channel flow until the first catchpit will not exceed 120m.
Distance between catchpits shall not exceed 90m, unless hydraulic calculations indicate that
alternative distances can be accommodated.
Careful consideration should be given to the placing and spacing of catchpits in low cost housing
areas as the catchpits are frequently used for rubbish and sewerage disposal.
Catchpits are to be located to prevent surface flows across roads and intersections. Particular
attention is to be taken in placing inlets where the road cross falls roll over.
33
Catchpits may not be positioned on intersection radii due to wheel and tyre damage.
The location of vehicular entrances, (carriageway crossing) are to be taken into account when
positioning catchpits.
Catchpit to catchpit connections are not permitted.
Combination catchpit/manholes are not permitted.
Catchpit connection lengths may not exceed 15m.
Kerb inlet openings are to be 100mm in height.
Inlet kerbs are to be of same profile and height as adjoining kerbs.
Catchpits should not be less than 750mm in depth and may not exceed 1000mm in depth.
A chamfer to the opening around the connection pipe socket shall be provided to improve the
hydraulic efficiency and prevent debris from snagging.
In windblown sandy areas catchpits shall not be benched, but the floor shall be at the same level
as the outlet invert.
Skew catchpits shall be used where the road gradient exceeds 8% and must be offset to the road
centreline by 600.
In areas with a high incidence of litter and debris, a horizontal Y16 galvanised trash bar is to be
installed across the kerb inlet opening, to prevent the ingress of bottles and cans.
Alternatively, kerb inlet screens may be installed as a debris barrier. Only screens with vertical
bars are permitted, and no horizontal bars may be used in conjunction with the vertical bars across
the opening.
In locations where kerb inlet screens have been installed, the number of kerb inlet openings is to
be doubled.
Trash bar/screen installations are not advisable in trapped low spots or in high vegetation areas.
Bricks used in the construction of catchpits to comply with the specifications for masonry units.
Refer to paragraph 10.4.10.
10.4.3
Manholes
Manholes will be provided at all horizontal and vertical changes in direction, and at all pipe
junctions.
Junction boxes are not permitted.
At manholes where there is a change in conduit size on the main line, the conduits are to be
aligned crown to crown.
In areas with flat grades the designer is to check for head-loss in the manhole, where upstream
and downstream conduits are the same size.
Downstream conduits may not be of smaller size than those upstream although a change of grade
may indicate this hydraulically. This requirement is to prevent large objects conveyed in the
upstream conduit blocking the conduit downstream.
Maximum spacing between manholes is not to exceed 90m.
Maximum chimney height is to be 400mm.
34
Manhole access shafts to be located in such a manner as to permit free access for bucket machine
cleaning cables and equipment.
Widening must be provided on outside curves of benching to accommodate bucket cleaning.
Bricks used in the construction of manholes are to comply with the specifications for masonry units.
Refer to paragraph 10.4.1.
Where the manhole depth is greater than 1,0m but less than 1,8m, the cover and frame are to be
placed directly onto the reducer slab i.e. No access shaft is required.
Avoid large drops (greater than 1.0m) from incoming lateral pipes to limit erosion of the manhole
floor.
The standard manhole cover and frame is to be the Cape Town Standard 2010 Manhole Cover and
Frame as indicated in the Standard Stormwater Details.
In road carriageways, hard shoulders, parking areas and pedestrian areas, Cast Iron or Ductile Iron
manhole covers and frames should be initially installed, followed by polymer products in the event
of theft.
10.4.4
Subsurface Drains
Subsurface drainage is required to ensure that pavement and subgrade layers are well-drained at
the material depth as defined in TRH 4, but to at least 800mm below the road surface.
Subsurface drainage systems shall be installed in all areas where a high water table can be
expected in the wet season.
Subsurface drains shall generally to be installed along a road on the upstream side of the road
reserve to form a cut-off drain, directly behind the kerb line.
Subsurface drains shall have dual filter mediums that consist of a combination of granular and
synthetic materials.
In areas of high clay content, geo-textile is to be omitted and the stone surround to be as detailed
on typical Standard Stormwater Detail, for Subsurface Drains.
All Subsurface drains shall be provided with piped systems that are connected by means of
manholes. The pipes shall have a stone bedding and geotextile blanket with the perforations or
holes in the pipe being laid according to the manufacturer’s guidelines.
The geo-textile indicated in the Standard Stormwater Detail for Subsurface Drains is a general
purpose type.
Designers are to ensure that the geofabric specified, is suitable for use in the specific in-situ soil
conditions.
Sub-surface Drain Design Criteria
Minimum internal manhole diameter
1000mm
Maximum manhole spacing
Maximum depth
60m
Drainage medium
Synthetic filter (general purpose)
Minimum drainage pipe diameter
Pipe type
1000mm where practical
19mm stone complying with SABS 1083
or particular grading as specified
Geo-textile Grade A2
100mm
HDPE Double Walled slotted pipe (with
smooth internal surface)
*Note: Sausage or fin type subsurface drains are not permitted.
35
10.4.5
Open Stormwater Channels
Open Stormwater channels are generally not accepted in areas where windblown sand and debris
are prevalent. Where unavoidable, the following minimum standards will apply:
Open Stormwater Channel Design Criteria
Criteria
Unlined
Lined
1:200 (0.50 %)
1:400 (0.25 %)
Maximum flow velocity
1.0m/s
Maximum side slopes
1: 5
2.5m/s
Varies depending on material.
* see note
Minimum longitudinal slope
* Note: Acceptable linings include: grouted stone pitching, concrete, rock filled gabion mattresses, concrete
blocks (flexible) etc.
The low flow area of the channel must be lined to facilitate cleaning operations, unless the channel
has the dual role of a treatment facility.
10.4.6
Stormwater Ponds
The number of stormwater ponds must be kept to a minimum to reduce maintenance requirements.
Numerous small ponds must be avoided.
Where possible, stormwater ponds are to be designed as dual purpose facilities, i.e. for parking or
recreational areas.
Subsurface drains are to be installed to allow efficient drainage of the ponds.
Grassed ponds shall have an irrigation system installed.
Maintenance requirements are to be taken into account at design stage and could include
measures such as lined low flow channels, etc.
Dry stormwater ponds are preferred. Where this is not possible, the following additional conditions
apply:
•
•
Wet ponds are only permissible where the water depth can be sustained at a minimum depth
of 1.2 m throughout the dry season.
Adequate warning signs and safety measures such as fencing are to be provided around wet
ponds to protect the public from drowning.
Stormwater Pond Design Criteria
Minimum invert slope
Minimum outlet diameter
Minimum backdrop at outlet structure to allow subsoil
drainage(Invert level below pond bottom)
Maximum embankment slope (grassed)
1 : 250 ( 0.40%) lined
1 : 50 ( 2,00%) unlined
375mm* see note
800mm
1: 5 (20%)
*Note: Special outlet design may be required to limit flow, in order to meet downstream system constraints.
10.4.7
Flood Escape Routes
Trapped low point must be avoided through good layout and planning practice. Where trapped low
points are unavoidable the flood escape routes shall be accommodated through one of the
following systems:
•
•
Public open spaces provided along drainage routes.
Underground drainage is to allow for the 1:50 year storm event.
36
•
10.4.8
Registered servitudes for escape routes over private properties - no structures or boundary
walls shall be erected within such servitudes. This option is not recommended and should
only be used in exceptional circumstances.
Road Drainage Considerations
Runoff from side roads must be controlled. In cases where the side street length exceeds 80m, the
runoff must be collected on the side road before the intersection to avoid overrun onto intersection.
Grid inlet type gullies may only be used in the following circumstances:
•
•
10.4.9
Unsurfaced roads
Where double flat channels are used
o Unsurfaced roads are to be provided with lined side drains when the flow velocity
exceeds 1.0m/s.
o Energy dissipation measures are required when flow velocities in roadside channels
exceed 2.5m/s.
o Roads with steep gradients that terminate downhill in a T-junction must be avoided.
o Double flat channels/ dish drains may not be constructed across the intersections of
roadways.
o On dual carriageway roads a paved raised median island is preferred. Where this
requirement cannot be met, the unpaved median island shall be provided with effective
subsoil drainage systems to prevent water from entering the adjacent pavement layers.
General Development Considerations
Erven, where the impervious area exceeds 600m², shall be served by an underground connection
(min 300mm dia).
The drainage of “backyards” serving attached houses/structures is to be taken into account at
design stage, preferably by the installation of an underground system.
Private developments with stormwater pond/treatment facilities must have a servitude, registered
over such facilities in favour of the City.
Access for river cleaning equipment is to be considered at design stage, for developments in the
vicinity of river corridors.
Where developments are to be handed over to the City, on completion of construction, all
Stormwater conduits (including connections) are to be inspected by means of a CCTV inspection
camera and a report submitted to the local District office together with a copy of the recorded
footage (Ms Windows Media Player compatible). The report is to be in WRc (UK) format. Any faults
found during the camera inspection are to be made good to the City’s approval prior the
acceptance of the development.
Interceptor traps are to be provided at taxi ranks to facilitate the removal of oil and other pollutants
resulting from the washing down of vehicles.
10.4.10 Specification for Masonry Units (Bricks)
Burnt Clay Masonry Units (to SANS 227:2007)
Underground Infrastructure (Manholes, catchpits, etc)
•
•
•
•
•
•
Class: NFXE (Engineering unit)
Solid (un-perforated)
Nominal compressive strength: 21MPa,
Dimensions: Imperial 222 X 106 X 73,
Limits for cold water absorption: Not more than 12%
Efflorescence: special grade
Surface Infrastructure (wingwalls, headwalls, etc)
•
•
Class: FBXE (Engineering unit)
Solid (un-perforated)
37
•
•
•
•
•
Nominal compressive strength: 21MPa
Dimensions: Imperial 222 X 106 X 73
Limits for cold water absorption: Not more than 12%
Colour and Texture: Uniform
Efflorescence: special grade
Concrete Masonry Units (to SANS 1215:2008)
Surface Infrastructure (wingwalls, headwalls, etc)
•
•
•
•
•
•
Solid (un-perforated) (structural and load bearing)
Nominal compressive strength: 21MPa
Dimensions: Imperial 222 X 106 X 73
Colour: ‘Cement grey’
Texture: Plain face
Ave drying shrinkage: 0.06% (Normal shrinkage unit)
38
ANNEXURE A
DEVELOPMENT CHECK LIST
ITEM
CHECK
GENERAL DESIGN PRINCIPLES
Main stormwater routes located along natural drainage routes
1
2
Localised low points to be avoided
3
Runoff from adjoining properties must be accommodated in the design
4
Up to 1:20 year storm events to be contained within road reserve
6
Where localised low points are unavoidable provision shall be made for emergency
overland escapes routes. Alternatively, Pipe system to accommodation at least a 1:50
year storm
Post development runoff shall not exceed the pre development runoff
7
Material to bear the SANS mark (where applicable)
5
DESIGN STORM RETURN PERIOD PER DEVELOPMENT TYPE
Development
Return Period (years)
8
Residential
2
9
General Commercial & Industrial
5
10
Public Buildings
5
11
High Value CBD
5
STORMWATER CONDUIT DESIGN CRITERIA
12
Mannings Coefficient of friction (n)
TO
10
0.012
13
Minimum diameter (Connections)
300mm (nominal dia)
14
Minimum diameter (Main Lines)
375mm (nominal dia)
15
Pipe/culvert material
16
Pipe joint type
17
Pipe class (all diameters)
18
Minimum Slope
19
Minimum 80% full flow velocity
Maximum velocity (Without checking
for hydraulic jump)
Maximum velocity( Checking for
hydraulic jump)
20
21
22
Anchor blocks
23
Minimum cover (road intersections)
24
25
Minimum cover (general)
Maximum distance between
manholes
26
Culvert Class
27
Bedding Type
Reinforced concrete (Bearing SANS mark)
Spigot and socket with rubber ring seals
Generally 100D (Loading conditions for each
application to be confirmed
Connections
1:60 (1.67%)
375mm dia
450mm dia. and
larger
1:360 (0.28%)
Minimum velocity
criteria applies
0.9m/s
3.5m/s
5.0 m/s (Min pipe class 100D)
375mm to 450mm dia pipes steeper than 1:6
(16.67%)
450mm dia and larger pipes steeper than 1:8
(12.50 %)
1000mm
750mm
90m
Generally100S (Loading conditions for each
application to be confirmed)
Class B (SANS 1200 LB)
N/A
39
ITEM
CHECK
N/A
STORMWATER CONDUIT DESIGN CRITERIA (continued)
28
Position in road reserve
29
Pipe / culvert systems are to be laid within the road reserve or in public open spaces
30
32
Avoid 90 degree junctions
Vertical clearance between Stormwater conduits and other services : 150mm
minimum
Box culverts are to have dished inverts
33
Box culverts, Width to Height (W:H) ratio not to exceed 2:1
34
Minimum box culvert height to be 600mm
31
1.70m, North or East from road centre line
CATCHPITS
35
Percentage flow bypassing a catchpit shall not exceed 20%
36
Double kerb inlet – gully grid are preferred.
37
Length of channel flow until the first catchpit will not exceed 120m
38
Distance between catchpits ,: maximum 90m
39
Catchpits are to be located to prevent surface flows across roads and intersections
40
Catchpits may not be positioned on intersections radii
41
Catchpit to catchpit connections are not permitted
42
Combination catchpit/manholes are not permitted
43
Catchpit connection lengths may not exceed 15m
44
Kerb inlet openings are 100mm in height
45
Catchpit not to be less than 750mm and may not exceed 1000mm in depth
Windblown sandy areas catchpits shall not be benched. Floor to be at same level as
46
the outlet invert
47
Catchpits served by gully grids , only in exceptional circumstances
Areas with a high incidence of litter and debris, horizontal Y16 galvanised trash bar
48
to be installed across opening
Kerb inlet screens can be used as an alternative to 48 above.- Only screens with
49
vertical bars are permitted
50
In locations with trash bars or screens, kerb inlet openings are to be doubled
Trash bar/screen installations are to be avoided in trapped low spots or high
51
vegetation area
MANHOLES
Manholes will be provided at horizontal and vertical changes in direction plus at all
52
pipe junctions and end points
53
Junction boxes are not permitted
54
Conduits to be aligned crown to crown
55
Downstream conduits may not be of smaller size than those upstream
56
Maximum spacing between manholes : 90m
57
Maximum chimney height : 400mm
Manhole depth is greater than 1,0m but less than 1,8m, cover and frame to be placed
directly onto reducer slab
58
ITEM
CHECK
SUBSURFACE DRAINS
59
Minimum internal manhole
1000mm
N/A
40
ITEM
CHECK
diameter
60
Maximum manhole spacing
61
Maximum Depth
Drainage medium
(General purpose)
Synthetic filter(general
purpose)
Minimum drainage pipe
diameter
62
63
64
65
66
60m
1000mm where practical
19mm stone complying with SABS 1083 or
particular grading as specific
Geo-textile Grade A2
100mm
HDPE double walled slotted pipe( with smooth
internal surface)
Sausage or fin type subsurface drains are not permitted
Pipe Type
OPEN STORMWATER CHANNELS
67
Minimum longitudinal slope
68
Maximum flow velocity
69
70
71
Unlined
Lined
1:200 (0.50%)
1:400 (0.25%)
1.0m/s
2.5m/s
Varies depending on
1:5
material
Acceptable linings: grouted stone pitching, concrete, rock filled gabion mattresses,
concrete blocks (flexible) etc.
Low flow area of the channel must be lined to facilitate cleaning operations
Maximum side slopes
STORMWATER PONDS
72
Numerous small ponds must be avoided
73
Must serve dual purpose, where possible
74
Subsurface drains are to be installed
75
76
Grassed ponds to have an irrigation system
Dry ponds are preferred, wet ponds only permissible where water depth can be
sustained at minimum depth of 1.2m throughout dry season
77
Minimum invert slope
78
Minimum outlet diameter
Minimum backdrop at outlet
structure to allow for
79
subsurface drainage( Invert
level below pond bottom)
Maximum embankments
80
slope(grassed)
FLOOD ESCAPE ROUTES
81
Unlined
Lined
1:50 (2%)
1:250 (0.40%)
375mm(Special outlet design may be required to
limit flow, in order to meet downstream system
constraints)
800mm
1:5 (20%)
Flood escape routes to be provided at all trapped low areas
GENERAL DEVELOPMENTS CONSIDERATIONS
Where impervious area exceeds 600m² shall be served with underground connection
82
(min 300mm dia.)
Drainage of “backyards” serving attached houses/structures to be taken into
83
consideration.
Private developments with pond/treatment facilities: servitude registered over such
84
facilities in favour of the City.
85
Access for river cleaning equipment
Stormwater conduits ( including Connections) are to be inspected by means of CCTV
86
prior to taking over the development
Oil/grease interceptor traps, to be provided at taxi ranks to facilitate the removal of oil
87
and other pollutants.
N/A
41
ITEM
CHECK
N/A
MASONRY BRICKS
Burnt Clay Masonry Units (to SANS 227:2007)
89
Underground Infrastructure (Manholes, catchpits, etc)
Class: NFXE (Engineering Unit), Solid (un-perforated), Nominal compressive
strength : 21MPa,
Dimensions: Imperial 222 x 106 x 73, Limits for cold water absorption: Not more that
12% Efflorescence; special grade
Surface Infrastrucure (wingwalls, headwalls, etc)
Class: FBXE (Engineering unit), Solid (un-perforated), ), Nominal compressive
strength : 21Mpa,
Dimensions: Imperial 222 x 106 x 73, Limits for cold water absorption: Not more that
12%
Colour and Texture : Uniform, Efflorescence: special grade
Concrete Masonry Units
(to SANS 1215:2008)
90
Surface Infrastructure ONLY (wingwalls) headwalls
Solid (un-perforated) (structural and load bearing), Nominal compressive strengths:
21 Mpa
Dimensions: Imperial 222 x 106 x 73, Clour. ‘Cement grey’, Texture; Plain face
Ave drying shrinkage : 0.06% (Normal shrinkage Unit)
Certified that plans had been examined in accordance with the checklist above:
PROJECT TITLE:
Official
Consultant
Date Official
Date Consultant
Checked by
Signed by
11.
SEWERS
11.1
General
The sanitation system described in this section is that of a fully waterborne sewerage system with
separate connections to individual erven.
The main sewer line will be constructed within road reserves. Midblock sewers are generally not
permitted and will only be allowed where it is impossible to drain to the road reserve.
With any proposed development an overall sewerage management plan needs to be submitted that
takes into consideration existing and future developments. Existing downstream systems also must
be investigated to determine the potential for capacity for additional flows.
11.2
Relevant Codes of Practice, Policy and Guidelines
•
Guidelines for Human Settlement Planning and Design (Red Book)
Service Guidelines and Standards – CoCT document – October 2010 Version 3.0
42
11.3
Design
11.3.1
General
Sewer Design Criteria for Residential Use
Income Group
Litres per dwelling unit per day
Lower
Middle
Higher
500
750
1000
6
5
Based on average total persons per dwelling unit
7
Allowance for stormwater infiltration
15%
Minimum velocity
0.70m/s
See Figure C.1, Chapter 10 of the Red
Book
Peak factor
11.3.2
Sewer Pipe Lines
Sewer Pipe Line Design Criteria
Minimum diameter – house connections
110mm (nominal dia.)
Minimum diameter – main lines
160mm (nominal dia.)
Bedding type
Class B (SABS 1200 LB)
Centre line or slightly offset on cambered
roads. Refer to Section 3.4.2
0.9 m/s
Position in road reserve
Minimum full flow velocity
Maximum velocity
3.5m/s
Minimum cover
1000mm
Maximum distance between manholes
90m
Minimum gradient for 160 mm pipes:
Number of dwelling units:
Less than 10
1 : 100
10 to 80
1 : 120
81 to 110
1 : 150
111 to 130
1 : 180
Minimum gradient for pipe sizes >160 mm:
11.3.3
200
1 : 260
225
1 : 300
250
1 : 340
300
1 : 440
375
1 : 600
450
1 : 760
525
1 : 940
600
1 : 1080
Pipe Materials
Sewer Pipe Materials
Diameter Range (mm)
110 to 160
100 to 300
> 300
Specification
uPVC Class 34
Class 34 heavy duty complying to SABS 966 using spigot and
socket rubber ring joints or
Fibre cement C.O.D. Class D bitumen dipped complying to SABS
1223 with Triplex Couplings
As specified by the Technical Support Services Manager of the
relevant Administration.
43
•
11.3.4
All pipes, fittings and accessories shall comply with the latest edition of the relevant SABS
specification.
House Connections
Refer to drawing S5.
•
•
•
•
•
•
•
•
11.3.5
Sewer house connections shall be 110mm nominal diameter and shall extend 1m into the erf
boundary.
The sewer house connection shall be terminated with an end cap, rodding eye or boundary
chamber. In low income housing developments where the house is constructed within 2 m
from the road reserve the house connection shall be extended so that the rodding eye is
positioned against the house wall, orientated to facilitate rodding.
Shared connection for two properties will only be permitted in low income housing projects.
House connection depth shall generally be 1,0m, but deep enough to drain the furthest
possible point of an erf. House connections shall not be deeper than 1,2m.
Junctions and specials to be same wall thickness as the sewer main.
Each house connection shall be linked to the main with a Y-junction or be connected at a
manhole.
The position of the house connection shall be marked on the kerb by cutting a slot 5 mm
deep into the concrete surface with an angle grinder. The slot shall be painted with an
approved paint.
Marker posts to be installed at sewer house connection points to consist of 75mm x 150mm
x 1000mm concrete edging stones placed vertically, protruding 100mm above finished
ground level.
Manholes
Refer to drawing S1.
•
•
Manholes shall be provided at all horizontal and vertical changes in direction, at all pipe
junctions and end points.
All pipe connections excluding backdrop connections shall be crown to crown.
Manholes are to be precast concrete ring type manholes (minimum 1050mm diameter) with
precast top slabs up to 2.5m in depth. Deeper manholes to be solid
Dolomite aggregate and low alkali sulphate resistant cement to SABS 471 shall be used for
all concrete, mortar and screeding.
All brickwork shall be plastered internally and externally
All manholes shall be water tight. – See Drawing S1 when using manhole rings
Connecting pipework shall be fitted with flexible joints.
All covers and frames to be as shown on Drawing S1 with reference to CoCT document
Manhole covers and frames March 2011
Precast fibre cement manholes as per detail drawing S2 are preferred.
•
Maximum distance between manholes shall be 90m.
•
•
•
•
•
•
•
11.3.6
CoCT Standard 2010 Manhole cover and fram.pdf
Rodding Eyes
The following requirements will be adhered to when installing rodding eyes:
•
•
•
Long radius bends must be used at rodding eyes.
The rodding eye must be covered with a standard Heavy Duty manhole cover and frame as
specified for sewer manholes when in road reserves. Refer to drawing S3.
See Drawing S7 for rodding eye covers on private property.
12.
WATER RETICULATION
12.1
General
Developers are required to provide water reticulation networks with capacity sufficient to for the
type of development proposed. Any proposed system needs to integrate with existing and future
surrounding developments.
The design shall be analysed on the City’s overall water reticulation network. The Water Services
Department may require a hydraulic modelling analysis for a project in order to evaluate and
44
properly develop the available water source. Improvements may need to be incorporated into the
network to provide an overall well-balanced system.
Designers shall make every effort to loop water mains throughout a system and to eliminate dead
end mains.
Transmission water mains are typically 250mm in diameter and larger. Transmission mains shall
have parallel distribution mains in order to supply water for service connections. House
connections will not be allowed on transmission mains. Transmission mains shall not be located in
narrow residential roads.
Bulk transmission mains, generally those with a diameter greater than 350mm, are not covered in
this section. Special approval for the pipe materials, specials, fittings and chambers need to be
obtained from the Water Services Department.
12.2
Relevant Codes of Practice, Policy and Guidelines
•
•
Guidelines for Human Settlement Planning and Design (Chapter 9).
CoCT document – Service Guidelines and Standards – October 2010 version 3.0
12.3
Water Reticulation Design
12.4
Design Criteria
Water Reticulation Design Criteria
Minimum water demand for low cost housing
Water demand for other uses
600 litre / erf / day
As per Red Book, Table 9.14
Minimum 4, or as given in Figure 9.11 of
the Red Book.
Peak Factor
Hydrant Spacing for Fire Fighting (for all risk
groups)
Fire Flows for High to Moderate Risk Groups
(minimum hydrant flow rate)
Fire Flows for all Low Risk Groups (minimum
hydrant flow rate)
Minimum and Maximum Head
12.4.1
120m
1500 litre / min
900 litre / min
As per Red Book, Table 9.17
Water Pipe Lines
Water Pipe Line Design Criteria
Income Group
Minimum Internal Diameter (mm)
Lower
Middle
Higher
Minimum diameter – house connections serving
one erf
15
25
25
Minimum diameter – house connections serving
two erven
20
(branching to
2 x 20)
40
(branching to
2 x 25)
100mm
40
(branching
to 2 x 25)
Minimum Pipe Size for distribution mains
Minimum gradient
0.3%
Minimum cover for pipe sizes 25 to 50mm
0.6m
Minimum cover for pipe sizes 75 to 100mm
0.8m
Minimum cover for pipe sizes 150 to 200mm
1.0m
Minimum cover for pipe sizes 250 to 350mm
1.2m
Bedding type
Position in road reserve
Class B (SABS 1200 LB)
In verge of road reserve. Refer to Section
3.4.3
45
12.4.2
Isolating Valves
•
•
•
•
Isolating valves shall be provided such that no more than four valves need to be closed to
isolate a section of main.
Valves shall be spaced so that the total length of main included in an isolated section does
not exceed 600 metres.
Where pipes intersect, isolating valves shall generally be installed in the smaller diameter
branches.
Valves shall generally be located opposite erf boundary (splay) pegs. Avoid placing valves
underneath kerb lines or driveways.
12.5
Water Reticulation Materials
12.5.1
Pipe Materials
Water Reticulation Pipe Materials
Diameter Range (mm)
20 to 40
75 to 300
100 to 300
> 300
•
•
12.5.2
All pipes, fittings and accessories shall be class 16, in compliance to the latest edition of the
relevant SABS or ISO specifications and JASWIC approval.
That all bends, tee’s reducers etc. to PVC pipes be Ductile Iron to EN 12842, fusion bonded
thermoplastic coated internally and externally to minimum 0.25mm coating thickness.
Valves
•
•
•
•
•
•
•
•
•
•
•
•
•
•
12.5.3
Specification
HDPE Class 16, type 5 complying with SABS 533 using
compression fittings and joints.
uPVC Class 12 heavy duty complying to SABS 966 using spigot
and socket rubber ring joints or
Fibre cement C.O.D. Class D bitumen dipped complying to SABS
1223 with Triplex Couplings
As specified by the Technical Support Services Manager of the
relevant Administration.
Scour and air valves to be installed as required. Scour valves may not discharge into
underground drainage systems, only into open surface drains.
All valves shall be in accordance with SABS 1200 or SABS 664/1974, and be approved by
the Director: Water.
Valves are to be of the resilient seal or wedge-gate type. Resilient seal valves shall be used
for general applications, and wedge-gate valves shall be used for valves dividing zones, or
similar key applications
Valves shall be clockwise opening, left hand closing.
Direction of opening is to be clearly marked on valve body or spindle cap.
Valves shall be heavy duty; class 16.
Valves shall have non-rising spindles.
Valves shall be fitted with cast iron cap tops, secured with retaining bolts.
Cast iron gate type valves shall be downright or similar approved.
Only valves supplied with minimum thickness of 225 micron Copon EP 2300 epoxy paint
applied to all internal surfaces after it has been thoroughly cleaned by grit blastings to SA 2
½ finish in compliance with the requirements of SIS 05 09 00 or valves with similar approved
coatings, will be acceptable.
Valve chambers shall be constructed in accordance with Drawing W1.
Valve bell tobies shall be shall be polymer concrete conforming to SANS 50124
Valve covers for general purpose valves shall be painted blue and shall protrude about
25mm above ground level in non-paved areas.
Valve covers for zonal valves and valves which generally remain closed, shall be painted red
and shall protrude about 25mm above ground level.
Fire Hydrants
•
Designers’ attention is drawn to the location of fire hydrants within a proposed reticulation
system. Fire hydrants not only provide water for fire fighting but also assist in maintenance
and repair issues such as drainage of the system and for air relief. The location of fire
hydrants at low and high points in the system is therefore essential. Fire hydrants should
46
•
•
•
•
•
•
•
•
•
•
•
12.5.4
Fittings and Specials
•
•
•
12.5.5
Fittings and specials for uPVC pipes shall be cast iron or ductile iron with spigot and socket
rubber ring joints and shall comply with the relevant requirements of SABS 966 or EN 12842.
All cast iron or ductile iron fittings shall be fusion bonded thermoplastic coated internally and
externally to a minimum thickness of 250 micron.
Only stainless steel bolts and nuts shall be used on all fittings such as saddles, flanges,
short collar couplings, etc.
House Connections
•
•
•
•
12.5.6
also be located such that they will be easily accessible. Fire hydrants must be located so that
fire fighting equipment can reach it.
The position of all fire hydrants must be clearly marked with the appropriate symbol painted
onto the road surface at the nearest point on the road, or by painting a kerb (1m) yellow at
the closest point on the same side as the hydrant..
Fire hydrants shall be installed in accordance with SABS 1200, comply with the local Fire
Department standard regulations, and approved by the City’s Nominated Project Engineer.
All Fire Hydrants shall be 65 mm diameter (internal).
Outlets shall be London round thread with loose cap and securing chain.
Hydrant spindles shall be provided with cast iron caps, secured with retaining bolts.
Hydrants shall be clockwise opening / left hand closing.
Only hydrants supplied with minimum thickness of 225 micron epoxy paint applied to all
internal surfaces after it has been thoroughly cleaned by grit blastings to SA 2 ½ finish in
compliance with the requirements of SIS 05 09 00 or hydrants with similar approved
coatings, will be acceptable.
Hydrant covers shall be polymer concrete conforming to SANS 50124 and shall be painted
with a minimum of two coats yellow oil paint, or impregnated with yellow colouring during
casting. The covers are to be secured to the frame with a galvanised chain or cable.
Hydrants shall be supplied and installed complete with a flanged CI extension piece
complete with cadmium-plated nuts and bolts to ensure depth not greater than 400mm.
Hydrant chambers are to be constructed in accordance with Drawing W2.
Hydrants shall be installed at the end of dead “runs” for charging and bleeding the lines.
House connections shall be installed as indicated on Drawing W3.
Saddles shall be 16 bar (PN 16) polypropylene with dzr brass inserts secured with stainless
steel bolts and nuts.
Ferrules are not required.
The position of the house connection shall be marked on the kerb by cutting a 5mm deep
slot with an angle grinder into the concrete kerb face. The slot shall be painted blue.
Domestic Water Meters < 50mm in diameter.
Should the Developer elect to supply the water meter boxes and meters, the following shall apply:
•
•
The meter shall comply with the SABS Standards Specification No. 1529-1:1994 and must
be approved in terms of Section 18 of the Trade Metrology Act No. 77 of 1973 and
Regulation 80 of Part II of the Trade Metrology Regulations. All meters must be tested and
sealed by an authorised official in an SABS 0259 accredited laboratory, situated within the
borders of South Africa.
The meter must be plastic bodied, semi-positive rotary piston volumetric type, accuracy
performance to Class “C” Specification, (KSM-T) with the following features:
o Meter body to be manufactured from specially blended polyacetal
o Meter must be approved by Trade Metrology for vertical and horizontal installation.
o Each meter must be backed with a 3 year guarantee against faulty workmanship
and/or materials. Spare parts for meter and box must be locally available for a period of
at least 10 years
o Meter must be fitted with a pulse output facility (1 pulse / 0,5 litre)
o Meter must be fitted with a non-return valve.
o Meter must be fitted with a three-way brass ballcock with trickle flow facility and special
dual purpose key for lid and valve
o Meter must be fitted with SABS approved DZR Brass couplings, supplying 20mm
female threaded
47
Meter couplings shall be designed that they retract when loosened to allow fitting or
removal of the meter without complete disassembly connection points through meter
box
o All purchased meters must have zero readings.
The meter box shall be fitted with a base plate, a plastic male thread on both ends and a
hinged lid, with viewing slot and tamper-proof locking mechanism. All shall be moulded from
modified poly-propylene (UV stabilised).
For low cost housing developments the preferred position of the water meter box is mounted
on the wall of the proposed houses, provided that the house is situated within two metres
from the erf boundary. In all other cases the meter shall be installed as per standard detail
W2.
A brass stopcock shall be installed on the property side of the water meter box, secured to
the meter box with a short 15mm copper connecting pipe.
Samples together of the proposed materials and fittings shall be supplied to the Technical
Support Services Manager of the relevant Administration for approval.
o
•
•
•
•
12.5.7
Air Valves
All air valves to be approved before installation
12.5.8
Bulk water meter chambers
•
•
•
12.5.9
Bulk water meter chambers to be constructed in accordance with Drawing W4
Bulk water meter chambers to be painted externally with coats to approve water tightness.
In the case of private developments, the valves directly after the bulk water meter chambers,
shall be fitted with hand wheel, instead of a cast iron cap tops
Compression fittings for HDPE Pipes
•
•
•
•
•
•
•
All compression fittings included in this specification shall be designed and be suitable for
use with potable water distribution systems and be supplied from manufacturer complying
with the requirements of ISO 9002. Fittings bodies may be of various configurations and
include male adaptors, female adaptors, couplings, reduced couplings, elbows 90º, elbows
90º with male off take, elbows 90º with female off takes, elbows 45°, elbows 45° with male
off take, Tee 90º, Tee 90º reduced / increased, Tee 90º with male off take, Tee 90º with
female off take, Flanged joints, end caps and wall plate-elbows. The main size range is from
16 mm diameter up to 110mm diameter. The fittings must be able to operate at a constant
working pressure of 16 bar at an ambient temperature of 20°centigrade.
Suppliers must provide approvals of minimum three internationally recognised authorities,
such as DVGW, DS, SVGW etc. for their products.
All bodies shall be injection moulded from recognised top quality polypropylene (PP) and be
coloured black. The bodies must have moulded-in manufacturer identification, material and
series information and show the dimensions of the pipe outside diameter and if necessary of
the threads. All male and female threads of the bodies shall be injection moulded according
to the ISO 7/1 standard.
All compression fitting nuts shall be injection moulded from recognised top quality
polypropylene (PP) and be coloured blue. The nuts must have an UV resistance of grade 8
according to ASTM D2565 and shall have moulded-in manufacturer identification and show
the KIWA and Australian standard approval. The outer circumference must be provided with
ribs to enhance handgrip or the tightening of the nut with adequate tools
All clamp rings shall be injection moulded from recognised top quality Polyacetalic Resin
(POM) and be coloured white. Clamp rings shall not be connected to the thrust rings but be
able to move freely on them. Thrust rings and clamp rings must be two (2) different
components.
All thrust rings shall be injection moulded from recognised top quality polypropylene (PP)
and be coloured black. Thrust rings up to 50mm diameter shall be secured in the body so
that they cannot fall if the fittings are disassembled. Thrust rings must not be connected to
the clamp rings. Thrust rings must apply pressure on the gaskets if the nuts are tightened.
Thrust rings and clamp rings must be two (2) different components.
All gaskets shall be made of a recognised top quality Nitrile Rubber (NBR) and not contain a
plasticiser that when in direct contact, has a harmful effect to either plastic pipes or fittings.
Each gasket must have a smooth finish and be free from moulding flashes or similar.
Gaskets up to 63mm diameter must have an average Shore hardness of 70 ± 5 degrees.
Gaskets greater than 63mm in diameter must have an average Shore hardness of 60 ± 5
degrees.
48
•
•
•
All gaskets will be coloured black. All gaskets must have a conical shape on the inside of the
gasket for an easy insertion of the pipe without disassembling of the fitting. All gaskets are to
have a wide flat sealing contact function with the pipe in question. All gaskets must have a
cylindrical shape on the outside of the gasket. Gaskets must have two (2) lips on the bottom
of the gaskets to guarantee a good sealing in cases of suction and vacuum. Gaskets must
be pre - lubricated to facilitate easy installation. The use of 0-rings as a pipe to fitting seal is
not permitted.
The compression fittings must conform to the relevant internationally recognised
performance requirements:
o Type test Standard Dimensions of the threads
ISO 7/1
o Tightness of the joints
ISO 3458
o Tightness of the joints when subjected to bending
ISO 3503
o Resistance to pull-out
ISO 3501
o Internal under-pressure test
ISO 3459
o Long term pressure test
ISO/DIS 14236
Samples need to be submitted to the COCT Project Manager for approval.
12.5.10 Testing of Water Mains
•
All water mains shall be pressure tested as specified in SABS1200-L with all fittings, specials
and house connections and leadings in place.
12.5.11 Corrosion Protection Specifications
All mild steel pipes, specials and fittings with nominal diameter up to and including 150mm shall be
hot dipped galvanized to sans 121 and sans 32. All steel pipes, specials and fittings with nominal
diameter greater than 150mm shall be lined internally and coated externally with Protective Apoxy
Paint Product applied in three coats of minimum 125 microns dft (dry film thickness) per coat to
manufacturer's specifications.
All bolts, nuts and washers for mild steel pipework shall be hot dip galvanised to SANS 121 and
SANS 32. All bolts and nuts shall be grade 8.8 to SANS 1700 and ISO 898. Two washers shall be
used with every bolt connection to prevent damage to coatings.
Suitable isolation shall be provided between flanges, washers and bolts to prevent galvanic
corrosion between dissimilar metals (e.g. between stainless steel and mild steel or cast iron). Shaft
thread shall be covered with heat shrink insulation (or similar approved) and 3mm Caf nonconductive washers shall be used with standard washers where dissimilar fittings are joined.
Plain ended fittings shall be joined with approved couplings coated with 300 microns of a Polymer
Resin product to the manufactures specifications.
12.5.12 Standard Drawings
Description
Valve Chamber
Drawing Number
W1
Hydrant Chamber
W2
Typical Water connection
W3
Typical Water Meter Chamber
W4
13.
DUCTS
13.1
General
Refer to drawings R23 A, B, C, D, E, and F
Engineering drawings for proposed roadways shall make provision for ducts for the various
services in order to prevent roadways from being dug up in future for the laying of cables etc.
At design stage the service providers shall be contacted and their needs for ducts for future cables
or other services shall be obtained from them in writing.
49
13.2
Relevant Codes of Practice, Policy, Guidelines and Specifications.
•
13.3
SABS 1200
Design Criteria
Ducting Design Criteria
Duct to extend beyond kerb line (minimum distance)
Minimum depth below finished road surface
1.0m
High voltage cables
1000mm
Medium voltage cables
800mm
Low voltage cables
600mm
Minimum trench width
600mm
Minimum side clearance (between trench wall and duct)
200mm
Minimum horizontal clearance between adjacent ducts
150mm
Minimum vertical clearance between ducts
100mm
13.3.1
Draw wires (nylon rope) to be installed in all ducting, with a 2m free length at each end.
13.3.2
Duct ends shall be sealed at end with uPVC end caps.
13.3.3
Ducting for Traffic Signals shall be provided with Cable Inspection Chamber at duct ends as per
detailed drawing R24.
13.4
Ducting Pipe Materials
Service Provider
Telecommunication
Electrical: Low
Voltage
Electrical: High
Voltage
Traffic Signals
Irrigation (parks)
Ducting Pipe Materials
Pipe Diameter
Specification
(mm Ø)
HDPE Class 16, type 5 complying with SABS 533
110
using compression fittings and joints.
110
uPVC Class 400 KPa complying with SANS 1601
using spigot and socket rubber ring joints.
160
110
uPVC Class 34 heavy duty complying with SABS
791 using spigot and socket rubber ring joints
110
Pipes for electrical ducts must be encased in 10MPa concrete.
All pipe ends shall have all sharp edges and irregularities removed prior to installation. Pipe ducts
are to be arranged as shown on drawings R23A, R23B, R23C, R23D, R23E and R23F. The
maximum allowed deviation in any direction is 30 mm. Before the installation of end caps, all pipes
shall be checked for obstructions, which shall be removed by using a “pig”.
13.5
Duct Marking Details
Electrical duct crossings shall have danger tape installed on top of the concrete duct section just
below the pavement structure of a road.
Services Type
Lettering
Colour
Telkom
T
Green
Electrical
E
Red
Traffic
R
Yellow
Parks (Irrigation)
P
Black
Specifications
Ducts
Cut lettering on kerb face with grinder,
75mm high x 5mm thick
Precast recessed kerbs are preferred
50
Watermains
Valve
Fire hydrant
V
Blue
H
Yellow
Blue cover for chamber.
Cut V on kerb face (75mm x 75mm)
Yellow cover for chamber.
Paint one kerb (1000mm) yellow
House connections
Brown
Sewer
Water
Electrical
13.6
Blue
Red
Cut single groove on kerb face with
grinder 75mm high x 5mm thick and
install 75mm x 150mm x 1 000mm
concrete edging stone protruding
100mm above finished ground level at
connection point
Cut single groove on kerb face with
grinder, 75mm high x 5 mm thick
Cut single groove on kerb face with
grinder, 75mm high x 5 mm thick
General
Designers’ and Developers’ attention is drawn to the City’s requirement in terms of private
developments.
These requirements shall apply in all cases where changes, alterations, new or additions to
infrastructure and services that need to be taken over by the City at completion of the works.
This section gives only a brief summary of the requirements.
13.7
Relevant Codes of Practice, Policy, Guidelines and Specifications
•
•
•
•
13.8
Legal Requirements
•
13.9
Guidelines for Human Settlement Planning and Design (Red Book)
Standard Conditions for the Construction or Alteration of Transport, Roads and Stormwater
Infra-structure by Private Developers
SABS 1200
SARTSM and SADC-RTSM Manuals
The Developer is responsible for ensuring compliance with applicable legislation including
City of Cape Town by-laws. Certain activities may be subject to permit approvals by national
and provincial government departments.
Site Development Plan
A fully detailed Site Development Plan (conceptual design) to an acceptable scale must be
submitted to the relevant Director for approval prior to the submission of a detail design. This is to
allow for the setting of further requirements, specifications and conditions relating to Transport,
Roads, Stormwater, Sewer and Water infrastructure which must be considered in the detail design.
Attention must be given to the existing, planned and potential development in the vicinity of the
development.
13.10
Detailed Design
The detailed design must be in accordance with the requirements of this document.
The design must be carried out and certified by an Engineering Professional registered with the
Engineering Council of South Africa in terms of the Engineering Professionals Act, 46 of 2000 with
competence in the relevant field.
51
13.11
Construction, Supervision and Testing
13.11.1 No construction work may commence before an approval of the detailed design (in writing) is
obtained from the D:R&S.
13.11.2 No work may commence without wayleaves from the various Departments for Stormwater, Sewer,
Water, Electricity and Telecommunication services. The Developer’s contractor must acquaint
himself with the exact position of all underground services before commencing any excavation
work.
13.11.3 The D: R&S must be informed in writing not less than 5 working days before construction is due to
commence.
13.11.4 The standard of workmanship and the materials used shall be in accordance with SABS 1200. The
City may however specify amendments to SABS 1200.
13.11.5 Adequate supervision by a Registered Professional Engineer must be provided for the full duration
of the works. In this regard a proposal for site supervision must be submitted to the D:R&S for
approval before construction work commences. The proposal shall include the name (or names
where a team is required) of the individuals proposed, their CVs and the time that they will devote
to site supervision on the project. Failure to adhere to the approved proposal may jeopardise
clearance for separate registration of the properties. The Registered Professional Engineer may
have no direct financial interest in the development, other than payment of standard professional
fees for the work performed.
13.11.6 The necessary testing as prescribed in SABS 1200 shall be carried out and the results thereof shall
be made available to the D: R&S.
13.12
Supply of Water for Construction Purposes
The Developer shall note that water for construction purposes shall be obtained via metered
standpipes. The use of erf or house leadings for the supply of construction water shall not be
permitted.
13.13
Maintenance Guarantee
The developer shall furnish Council with a bank guarantee equal to 5% of the agreed estimated
value of the roads and infrastructure to be constructed. The guarantee shall be to the satisfaction of
the D:R&S and valid for the 12 month maintenance period, which shall commence from the date of
the certificate of completion.
14.
DRAWING STANDARDS AND AS-BUILT REQUIREMENTS
14.1
General
Designers’ and Developers’ attention is drawn to the City’s requirement in terms of drawing
standards and as-built requirements.
14.2
Symbols, Line Styles and Colour
Drawings supplied by consultants for Civil Engineering Services shall have the same symbols, line
types and colours set out on drawing G1.
14.3
Layers
Drawings shall be produced in the following layers:
Drawing Layers
Layer
Includes
Roads
Kerb lines, road edge lines, V-channels
Sidewalks
Edging stone lines
Stormwater
Manholes, catchpits, pipelines
Subsoil drainage
Manholes, pipelines
Sewer
Manholes, pipelines
52
Water
Irrigation
Electrical
Telecommunication
Cadastral
14.4
Valves, hydrants, pipelines
Valves, sprinkles, pipelines
Surface boxes, electrical poles, light poles, cables, overhead
lines
Surface boxes, poles, manholes, cables, overhead lines
All erf lines, road reserves, erf numbers.
Plan Layouts
Plan layouts shall include the following information:
•
•
•
•
•
•
•
•
•
•
14.5
Survey information, contour layout of existing surfaces
All existing service and cadastral information
Manhole numbers, cover levels and invert levels of all branches
Co-ordinate list of all members
Pipe diameters, classes and slopes
Finished road surface contours of all intersections
Grid positions (y, x) at regular intervals
Legend for Services
North point
Locality plan with sufficient information to uniquely identify the location
Longitudinal Sections
Longitudinal sections of all underground services and roads to be constructed shall be provided,
and shall include the following information:
•
•
•
•
•
14.6
Existing ground profile
Depth and position of existing services to be indicated
Manhole numbers
Pipe diameters, length and slope
Stake values and final centre line road levels at regular intervals and at vertical and
horizontal curve details.
As-Built Information
As-built information supplied by the developer’s engineering consultants at the completion of a
project shall be in the following 2 formats:
14.6.1
As Built Plans
•
•
14.6.2
Three (3) sets of as built services layout plans (to a scale not smaller than 1:500) including
longitudinal sections printed on A0 or A1 paper size be provided.
All drawings must be referenced in WGS84 coordinate system.
Electronic As Built Data
•
•
•
•
•
An electronically produced ASCII file in LYXZ format supplied by an independent surveyor
(post construction survey) of the centre points of all surface boxes (manholes, catchpits,
valves, fire hydrants etc), and kerb face positions at beginning and end points of all curves
and changes in direction be provided as part of As Built information. Drawings must be
adapted where the difference between Design and As Built exceeds the tolerance of 50mm
in XY position and 10mm in Z (height).
An ASCII or ACCESS (dbf file) in LYXZ-format of the cover and invert levels of sewer and
stormwater manholes, catchpits, hydrants and valves. The project name, company name
and contact details must appear on the data set.
As-Built drawings: electronic Allycad.drg format is preferred, or alternatively AutoCad.dxf
(version 2000 or older). Grid positions to be indicated on all drawings. [is this really the
preferred format?]
All attribute data, i.e. pipe sizes, materials, slopes, cover, lenghts and invert levels, clearly
indicated on the layout drawings, positioned at the entity.
Drawings produced in different layers for each service.
53
15.
STANDARD DETAIL DRAWINGS
15.1
List of Standard Drawings
Description
Date of
Drawing
Drawing Number
ROADS
Precast Concrete Kerb, Channel and Edging Details
R1A
Precast Concrete Kerb, Channel and Edging Details
R1B
Precast Concrete Kerb, Channel and Edging Details
R1C
Typical IRT Cross Section,
R2A
Typical IRT Cross Section
Typical Cross Section (Preferred), 18m Road Reserve of
Mixed Middle-Order Link (Class 4 Local Distributor ) –
Typical Cross Section, 18m Road Reserve of Mixed MiddleOrder Link (Class 4, Local Distributor )
Typical Cross Section, (Preferred) 12m Road Reserve of
Mixed Lower-Order Link (Class 5, Access Street)
Typical Cross Section, (Preferred) 12m Road Reserve of
Mixed Lower-Order Link (Class 5, Access Street)
Typical Cross Section, 10m Road reserve of Mixed LowerOrder Link (Class 5, Access Street)
Typical Cross Section, 8m Road reserve of Mixed LowerOrder Link (Class 5, Access Street)
Typical Cross Section - Labour Intensive Construction, 18m
Road Reserve of Mixed Middle-Order Link (Class 4, Local
Distributor)
Typical Cross Section - Labour Intensive Construction, 10m
Road Reserve of Mixed Lower-Order Link (Class 5, Access
Street)
Typical Cross Section – Labour Intensive Construction 6m
Road Reserve of Pedestrian Only Link
Typical Cross Section – Labour Intensive Construction, 6 m
Road Reserve of Pedestrian Only Link
Typical Cross Section , 6m Road Reserve of Pedestrian Only
Link
Details of curve Widening on Class 5 Road Reserves
Typical Roundabout (Urban Compact) at Middle and Lower
Order Link Roads
Section of Typical Urban Compact Roundabout
Typical Mini Roundabout at Middle & Lower Order Link
Roads
Section of Typical Mini Roundabout
R2B
Typical Raised Pedestrian Crossing
R15
Typical Speed Hump
R16
Typical Pedestrian Crossing for Disabled Persons
Typical Pedestrian Crossing for Disabled Persons and the
Blind
Typical Taxi and Bus Embayment
R3A
R3B
R4A
R4B
R5
R6
R7A
R7B
R8A
R8B
R9
R10
R11
R12
R13
R14
R17A
R17B
R18
Parallel Parking Bays
R19
Road Name Kerb Details
R20
105mm Streetname Plate Specification and Detail
R21
Precast Concrete Bollard
R22
Survey Mark
R23
Specification for Installation of Duct Sections
R24A
Specification for Installation of Duct Sections
R24B
54
Description
Date of
Drawing
Drawing Number
Specification for Installation of Duct Sections
R24C
Specification for Installation of Duct Sections
R24D
Cable Inspection Chamber
R25
Council Handrailing
R26A
Standard for Channel Section Fence
R26B
Guardrails
R27A
Guardrail Details
Guardrail Detail with Posts in Concrete Side Drain or Paved
areas.
Cabel Fence Detail
R27B
R27C
R28
SEWERAGE
Sewer Manhole (Precast Concrete Ring Type)
S1
Sewer Manhole (Fibre Cement Type)
S2
Rodding for short (max. 30m) Dead end Sewer Lines
S3
Oil/Petrol Intercepting Trap
S4
Sewer Erf Connection Layout
S5
Typical Sewer Connection Details
S6
Rodding Eye on Private Property
S7
STORMWATER
Subsurface drains
SW1
Manhole for subsurface drainage
SW2
Stormwater manhole for pipes up to ø600mm
SW3
Stormwater manhole – section for ø675mm pipes and larger
SW4A
Stormwater manhole – plan for ø675 pipes and larger
Stormwater manhole for pipes ø675and larger benching
options
Sweep manhole for dia 750ø and larger
SW4B
SW4C
SW5A
Sweep manhole for dia 750ø and larger
SW5B
Double Kerb Inlet – Gully Grid Catchpit
SW6
Catchpits on Steep Slopes (Gradients greater than 8%)
SW7
Double gully grid catchpit
SW8
Typical stormwater headwall
SW9
Box culvert inlet and outlet details
SW10A
Reinforcement for wingwalls and floor slabs of box culverts
SW10B
Standard 2010 Manhole Cover and Frame
SW11A
Standard 2010 Manhole Cover and Frame
SW11B
Standard 2010 Manhole Cover and Frame
SW11C
Gully grid and Frame Detail
SW12
Light Duty stormwater non-return Flap
SW13
Anchor Blocks for Pipes on Steep Slopes
SW14
Oil/Petrol intercepting trap
SW15
WATER
Valve Chamber
W1
Hydrant Chamber
W2
Typical Water Connection
Typical Water Meter Chamber (Based on Sensus Meitwin &
WPVD Meters)
W3
W4A
55
Description
Typical Water Meter Chamber (Based on Sensus Meitwin &
WPVD Meters)
Date of
Drawing
Drawing Number
W4B
PLANNING & BUILDING DEVELOPMENT MANAGEMENT
CITY OF CAPE TOWN
ZONING SCHEME REGULATIONS
A COMPONENT OF THE POLICY-DRIVEN LAND USE
MANAGEMENT SYSTEM
September 2012
.
CITY OF CAPE TOWN
ZONING SCHEME REGULATIONS
September 2012
City of Cape Town Zoning Scheme
September 2012
3
Preamble
PREAMBLE
WHEREAS section 156(1) of the Constitution of the Republic of South Africa, 1996 (Act 108 of 1996)
confers on municipalities the executive authority and right to administer local government matters listed
in Schedules 4B and 5B to the Constitution; and
WHEREAS Part B of Schedule 4 to the Constitution of the Republic of South Africa lists municipal
planning as a local government matter; and
WHEREAS section 156(2) of the Constitution empowers municipalities to make and administer laws for
the effective administration of matters that it has the right to administer;
NOW THEREFORE the City of Cape Town has adopted, and the relevant Provincial Minister of the
Provincial Government of the Western Cape has approved, these zoning scheme regulations in terms of
section 9(2) of the Land Use Planning Ordinance, 1985 (Ordinance 15 of 1985).
NOTICE OF ADOPTION
Notice of the approval of the zoning scheme was published in Provincial Gazette No. _________
dated _____________. Subsequent amendments to the zoning scheme will also be published in the
Provincial Gazette and recorded in the ‘Record of Amendments’ overleaf.
In this document, notes and guidelines are printed in italics, while text printed in normal type
constitutes the legal provisions of the zoning scheme.
Written suggestions regarding improvements to the zoning scheme may be forwarded to:
Head: Land Use Management
Department: Planning & Building Development Management
City of Cape Town
PO Box 16548
Vlaeberg 8001
E-mail: lums@capetown.gov.za
City of Cape Town Zoning Scheme
September 2012
3
Record of amendments
RECORD OF AMENDMENTS
Amendments to this document since promulgation are reflected in the table below:
Amendment description
City of Cape Town Zoning Scheme
Amendment date
September 2012
4
Table of contents
CONTENTS
GENERAL OVERVIEW ........................................................................................................................................ 7
PART I: ADMINISTRATION
CHAPTER 1: INTRODUCTION OF THE ZONING SCHEME
13
1.1
Application of the zoning scheme ................................................................................. 13
1.2
General purpose of the zoning scheme ......................................................................... 13
CHAPTER 2: APPLICATION AND APPROVAL PROCEDURES
14
2.1
Requirements relating to applications ........................................................................... 14
2.2
Additional requirements relating to public consultation ................................................... 15
2.3
Decision-making ....................................................................................................... 15
2.4
Conditions of approval ................................................................................................. 16
2.5
Validity of information ................................................................................................. 17
2.6
Appeals ...................................................................................................................... 17
2.7
Zoning map ................................................................................................................ 17
2.8
Enforcement ............................................................................................................... 18
CHAPTER 3: ZONING AND USE OF PROPERTY
19
3.1
Zones ........................................................................................................................ 19
3.2
Categories of uses ...................................................................................................... 19
3.3
Deemed zoning ........................................................................................................... 21
CHAPTER 4: SUMMARY OF ZONES
23
4.1
Summary of zones and development rules .................................................................... 23
PART II: ZONING CATEGORIES, BASE ZONES AND DEVELOPMENT RULES
CHAPTER 5: SINGLE RESIDENTIAL ZONES
35
5.1
Single Residential Zone 1: Conventional Housing (SR1) .................................................. 35
5.2
Single Residential Zone 2: Incremental Housing (SR2) ................................................... 40
CHAPTER 6: GENERAL RESIDENTIAL ZONES
44
6.1
General Residential Subzone 1: Group Housing (GR1) .................................................... 44
6.2
General Residential Subzones GR2, GR3, GR4, GR5 & GR6 ............................................. 47
CHAPTER 7: COMMUNITY ZONES
50
7.1
Community Zone 1: Local (CO1) .................................................................................. 50
7.2
Community Zone 2: Regional (CO2) ............................................................................. 52
CHAPTER 8: LOCAL BUSINESS ZONES
54
8.1
Local Business Zone 1: Intermediate Business (LB1) ...................................................... 54
8.2
Local Business Zone 2: Local Business (LB2) ................................................................. 58
CHAPTER 9: GENERAL BUSINESS AND MIXED USE ZONES
61
9.1
General Business Subzones GB1, GB2, GB3, GB4, GB5, GB6 & GB7 ................................. 61
9.2
Mixed Use Subzones MU1, MU2 & MU3 ......................................................................... 65
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Table of contents
CHAPTER 10: INDUSTRIAL ZONES
67
10.1 General Industry Subzones GI1 & GI2 .......................................................................... 67
10.2 Risk Industry Zone (RI) ............................................................................................... 70
CHAPTER 11: UTILITY, TRANSPORT AND NATIONAL PORT ZONES
72
11.1 Utility Zone (UT) ......................................................................................................... 72
11.2 Transport Zone 1: Transport Use (TR1) ........................................................................ 73
11.3 Transport Zone 2: Public Road and Public Parking (TR2) ................................................ 75
11.4 National Port Zone (NP) ............................................................................................... 77
CHAPTER 12: OPEN SPACE ZONES
78
12.1 Open Space Zone 1: Environmental Conservation (OS1) ................................................. 78
12.2 Open Space Zone 2: Public Open Space (OS2) .............................................................. 79
12.3 Open Space Zone 3: Special Open Space (OS3) ............................................................. 80
CHAPTER 13: AGRICULTURAL, RURAL AND LIMITED USE ZONES
81
13.1 Agricultural Zone (AG) ................................................................................................. 81
13.2 Rural Zone (RU) .......................................................................................................... 84
13.3 Limited Use Zone (LU) ................................................................................................. 86
PART III: OVERLAY ZONE CATEGORIES
CHAPTER 14: GENERAL PROVISIONS IN RESPECT OF OVERLAY ZONES
88
14.1 Requirements and procedures for overlay zones ............................................................ 88
14.2 Status of overlay zones ............................................................................................... 89
CHAPTER 15: OVERLAY ZONES PROVIDING SPECIFIC DEVELOPMENT DIRECTIVES
90
15.1 Subdivisional Area Overlay Zone (SAO) ......................................................................... 90
CHAPTER 16: OVERLAY ZONES PROVIDING STRATEGIC DEVELOPMENT DIRECTIVES 92
16.1 Incentive Overlay Zone (ICO) ....................................................................................... 92
16.2 Density Overlay Zone (DO) .......................................................................................... 93
CHAPER 17: OVERLAY ZONES FOR SPECIFIC MANAGEMENT MECHANISMS
94
17.1 Heritage Protection Overlay Zone (HPO) ....................................................................... 94
17.2 Environmental Management Overlay Zone (EMO) .......................................................... 96
17.3 Urban Edge Overlay Zone (UEO) .................................................................................. 97
17.4 Scenic Drive Overlay Zone (SDO) ................................................................................. 98
17.5 Local Area Overlay Zone (LAO) .................................................................................... 99
PART IV: GENERAL PROVISIONS
CHAPTER 18: GENERAL PROVISIONS
101
18.1 Building lines ............................................................................................................ 101
18.2 Street centreline setback ........................................................................................... 101
18.3 Site development plans ............................................................................................. 101
18.4 Hazardous substance ................................................................................................ 103
18.5 Screening ................................................................................................................. 103
18.6 Earth banks and retaining structures .......................................................................... 103
18.7 Maintenance of property and parking of vehicles ......................................................... 104
18.8 Base telecommunication stations, antenna systems, external geysers and solar panels ... 104
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Table of contents
18.9 Flood-prone areas ..................................................................................................... 105
18.10 Electronic or mechanical playing devices ..................................................................... 105
18.11 Package of plans ....................................................................................................... 106
CHAPTER 19: PARKING, LOADING AND INFRASTRUCTURE
108
19.1 Conventional parking requirements ............................................................................. 108
19.2 Site access and parking layout requirements ............................................................... 110
19.3 Unconventional parking requirements ......................................................................... 112
19.4 Loading .................................................................................................................... 113
19.5 Refuse rooms ........................................................................................................... 113
CHAPTER 20: SUBDIVISION OF LAND
114
20.1 Subdivision of land .................................................................................................... 114
CHAPTER 21: INTERPRETATION AND DEFINITIONS
115
21.1 Interpretation ........................................................................................................... 115
21.2 Definitions ................................................................................................................ 117
PART V: ANNEXURES
CHAPTER 22: GENERAL PROVISIONS APPLICABLE TO ANNEXURES
140
ANNEXURES
Annexure A
Annexure B
Annexure
Annexure
Annexure
Annexure
Annexure
Annexure
Annexure
Annexure
Annexure
C
D
E
F
G
H
I
J
K
List of Special uses in terms of section 3.2.8
List of former special zones, special areas and special provisions deemed part of the
zoning scheme
List of Special planning areas in terms of section 18.11.1
List of Incentive Overlay zones in terms of section 16.1.1
List of Density Overlay zones in terms of section 16.2.1
List of Heritage Protection Overlay zones in terms of section 17.1.3
List of Environmental Management Overlay zones in terms of section 17.2.2
List of Urban Edge Overlay zones in terms of section 17.3.1
List of Scenic Drive Overlay zones in terms of section 17.4.1
List of Local Area Overlay zones in terms of section 17.5.1
List of plans identifying PT1 & PT2 areas in terms of section 19.1.1
Overlay Zones Appendix
The document ‘Appendix to the Zoning Scheme: Overlay Zones’ forms part of this zoning scheme.
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General overview
GENERAL OVERVIEW
Please note that this explanation under ‘General Overview’ is for information only, and has no legal
status. This document contains zoning scheme regulations which are part of the municipality’s land
use management system. These provisions include development rights and obligations relating to
property, and are generally stated in the form of ‘development rules’. Practical hints are included in
this general overview in order to assist users. If further clarification is required, the reader may contact
the Department of Planning & Building Development Management of the City of Cape Town.
APPLICABLE LAW
This zoning scheme was approved by the competent authority in terms of the Land Use Planning
Ordinance, 1985 (Ordinance 15 of 1985), and was implemented on the date of publication in the
Provincial Gazette. There are a number of other laws that have a direct or indirect impact on the
functioning of this zoning scheme, including (but not limited to) the following:
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Constitution of the Republic of South Africa, 1996 (Act 108 of 1996)
Advertising on Roads and Ribbon Development Act, 1940 (Act 21 of 1940)
Business Act, 1991 (Act 71 of 1991)
Hazardous Substances Act, 1973 (Act 15 of 1973)
Less Formal Township Establishment Act, 1991 (Act 113 of 1991)
Local Government: Municipal Systems Act, 2000 (Act 32 of 2000)
National Building Regulations and Building Standards Act, 1977 (Act 103 of 1977)
National Environmental Management Act, 1998 (Act 107 of 1998)
National Environmental Management: Protected Areas Act, 2003 (Act 57 of 2003)
National Heritage Resources Act, 1999 (Act 25 of 1999)
National Port Act, 2005 (Act 12 of 2005)
Occupational Health and Safety Act, 1993 (Act 85 of 1993)
All relevant City of Cape Town by-laws
WHAT IS ZONING?
Zoning is a method of development management that designates property for a particular
development or use category or zone. Within each zone there are provisions and rules setting out
the purposes for which property may be used, and the manner in which it may be developed. These
rules (which include both rights and obligations for property owners) apply to land, buildings and
structures.
Zoning is different to the spatial development frameworks, structure plans and policy plans
associated with forward planning to guide developers and decision-makers. ‘Forward plans’ involve
planning guidelines for medium- and long-term development and conservation, but do not allocate
or take away rights. Forward plans include strategies for environmental, economic, spatial, social
and infrastructure development, and are important guidelines for Council and the general public.
Zoning has a more precise application as the legal statement of rights and obligations for property,
although other laws may also apply. Zoning should work in conjunction with (and be linked to) policy
plans and other tools in the land use management system, to enable Council to manage land and
development in the city.
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General overview
This zoning scheme introduces new planning techniques such as the overlay zoning category,
whereby policy guidelines can be translated to development rules after following a prescribed
process. In this document, chapters on zones or zoning categories are preceded by a statement
describing the purpose of the zone, and this purpose is generally aligned with the purpose of this
zoning scheme and relevant planning legislation.
PRACTICAL HINTS
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If you are uncertain about the meaning of any word or phrase, please refer to Chapter 21, which
contains definitions of important words and phrases used in this zoning scheme.
Table A in Chapter 4 provides a summary of the various zones and development rules that apply in
each zone. You can use this table as a quick reference, but for accuracy you need to refer to the
detailed development rules in the relevant chapter relating to the zone. In the case of a conflict
between Table A and the relevant chapter, the detailed development rules of the relevant chapter
shall prevail.
The top right-hand corner of each page indicates the subject dealt with on that page, so that you
can find your way around the document more easily. The bottom right-hand corner indicates the
date on which the page was issued. When amendments are produced, they will be listed in a
‘Record of Amendments’ maintained by the Planning & Building Development Management
department. You will be able to check if you have the latest update by checking the amendment
record of the department against the page numbers and page dates of your copy of the zoning
scheme.
All properties within the municipal area have been allocated a zone. A property is subject to the
development rules specified in this zoning scheme for the applicable zone, as well as the general
rules and provisions which apply to all zones. If you want to establish the zoning of a property you
may inspect the zoning map or obtain a zoning extract or certificate from the Department of
Planning and Building Development Management.
If you want to establish what the primary use rights or consent use rights are for a property, you
need to identify the zoning of that property and the relevant chapter in this zoning scheme. You
may then turn to the chapter indicated and read the development rules which will apply to the
property. Generally speaking, one is not permitted to use property for any purpose not specifically
allowed in terms of the zoning of the property concerned.
You may find that your property is affected by other legislation apart from zoning, such as
environmental or heritage regulations, traffic impact limitations, agricultural requirements or title
deed restrictions. You may also find that you need a licence, such as a business licence or a liquor
licence. For advice on these matters, please contact the Department of Planning and Building
Development Management.
You may apply for an approval (such as for rezoning, departure or consent use), in which case you
need to submit an application to the Council. You are advised to have a pre-application consultation
with the responsible municipal official before you finalise or submit your application. This preapplication consultation could occur by way of telephone, a meeting or exchange of
correspondence, and will help to clarify which regulations and policies are likely to affect your
application.
If you are dissatisfied with a decision taken by Council, you may have a right of appeal under
national or provincial legislation. Information about appeals can be obtained from the Department
of Planning & Building Development Management, and will be stipulated in the letter of decision.
Please participate in municipal policy-making by submitting your written input when planning is
undertaken and especially when overlay zones, development frameworks or sectoral plans are
prepared. Effective planning depends to a large extent on public participation in the planning
process, and you are encouraged to make an input when the opportunity presents itself.
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General overview
THE POLICY-DRIVEN LAND USE MANAGEMENT SYSTEM
In order to fulfil its obligation towards sustainable development, the municipality must promote
economic and social development, as well as conservation of the natural and cultural environment. This
requires a pro-active approach to ensure sustainable land use and development, to accommodate
economic growth for the needs of a growing population, and to protect areas of natural and cultural
significance. This pro-active approach will be assisted by undertaking developmentally-orientated
planning in conjunction with environmental and heritage assessments for the medium and long term.
Development and decision-making is managed within the framework of approved plans and policies
that balance the need for development and the need for conservation.
It is important that decision-making on planning matters is based on sound planning policies, and
therefore decision-making in connection with this zoning scheme should be supported by proper and
appropriate policies, procedures and standards. Such a decision-making framework should further be
framed within a suitable and user-friendly land use management system. The basic guidelines for a
land use management system were therefore included in the City’s Spatial Development Framework
that was approved in terms of the Local Government: Municipal Systems Act, 2000 (Act 32 of 2000)
(MSA) and planning law. These Zoning Scheme Regulations, without detracting from its lawful purpose,
is considered a component of such a system.
In consideration of the above it is evident that the MSA promotes a stronger link between spatial
plans (forward planning) and the regulatory environment. However, the MSA does not prescribe
procedures or requirements in this regard; nor does it provide any direction on how this should be
achieved. In the development of this zoning scheme the City recognised this shortcoming, and
developed the Overlay Zoning provisions as the mechanism to provide such a link between the
policy environment and the regulatory environment. The procedures for the introduction and
approval of overlay zones are set out in the regulations and require that new overlay zones must be
informed by policy plans.
TYPES OF PLANS AND POLICIES
Various types of plans, strategies and policies with different levels of detail and areas of application are
components of the planning system. A list of these, with a brief explanation of each, is set out below:
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Integrated development plan, among other things:
 refers to a spatial development framework and land use management system;
 aligns the resources and capacity of the municipality with implementation programmes; and
 provides a policy framework and planning input for annual budgets.
Spatial development frameworks and plans consist of strategies, guidelines and development
goals, indicating spatial implications and proposals for an integrated development plan.
Structure plans adopted in terms of planning law explain, in the form of maps and policy
guidelines, the future planning intention for the areas to which they relate.
Sectoral plans are written strategies or plans dealing mainly with one of the sectors or particular
subjects that form part of an integrated development plan.
Detailed urban design, heritage resource, urban renewal or environmental site- or
activity-management plans depict detailed proposals and management principles for local
areas.
Policy plans are written strategies, criteria or guidelines that provide the framework for decisions
made in terms of this zoning scheme.
These various plans are important for guiding Council in its decision-making. They provide the planning
framework within which decisions are taken in the municipal sphere, they provide Council with the tools
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General overview
to handle a wide range of planning issues, and they influence the manner in which Council allocates
financial resources for development. It should however be noted that these plans shall not confer or
take away any right in respect of land. Only zoning schemes confer rights in respect of land as
stipulated in the base zones and overlay zones.
TYPES OF APPLICATIONS
An owner of property may submit any one or more of the following types of application relating to
development. Some of these applications are not necessarily made in terms of planning law or the
zoning scheme, but all of them are mentioned here for the sake of completeness. These applications
may involve a public consultation process.
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Rezoning application is required to obtain approval for a change of land use rights to permit a
land use not allowed in terms of the current zoning for a particular land unit.
Departure application is required to obtain:
 changes to the zoning provisions or development rules which set out the permitted extent of
development on a land unit (such as building lines or coverage), without rezoning the land
unit; or
 permission for a temporary use right that is not otherwise provided for in the zone concerned.
Consent use application is required to obtain approval for a land use listed as a ‘consent use’ in
the applicable zone.
Subdivision application is required to create two or more land units capable of being registered in
the Deeds Registry.
Authorisation in terms of the National Environment Management Act is required to obtain an
environmental authorisation for activities governed by the provisions of that Act.
Approval is required for specified activities in terms of the National Heritage Resources Act,
including demolition and changes to buildings over 60 years old.
Removal or amendment of restrictive title conditions is required where there is a conflict
between title deed conditions and an application under planning law or this zoning scheme.
Amendment of condition of approval is needed to change a condition or conditions imposed
by Council in terms of planning law or this zoning scheme.
Approval or amendment of a plan (such as a site development plan, precinct plan, structure
plan or development framework) is required in order to obtain approval for an application
submitted under planning law or this zoning scheme, which is subject to such plan and where it is
not permitted in terms of such plan currently.
Other applications may be required to obtain Council's approval for a range of matters provided
for in this zoning scheme (such as approval to use property for certain temporary activities).
Building plan approval is required, in terms of the National Building Regulations and Building
Standards Act, before construction of buildings is permitted. Council will not approve building plans
that do not comply with the zoning scheme.
The requirements for applications are generally dealt with in planning law, but supplementary
procedures are contained in Chapter 2 of this zoning scheme. The fact that property may be used for a
specific purpose in terms of zoning or that an approval has been granted, under planning law or this
zoning scheme, does not exempt an owner from obtaining such other authorisations, permits, licences
or approvals as may be required in terms of other legislation. National legislation may also affect the
application of the zoning scheme on particular properties: for example, national legislation dealing with
the management or development of protected areas prevails over the provisions of this zoning scheme.
DECISION-MAKING STRUCTURES
Council consists of municipal councillors who form part of the political structure, and officials who advise
the councillors and execute the decisions of Council. All decisions in the municipal sphere are taken by
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General overview
either Council, by a committee of councillors, or by municipal officials to whom Council has
subdelegated authority in terms of its approved system of delegations. A person aggrieved by a
decision of Council may have a right of appeal. Provision exists for certain municipal decisions to be
subject to an internal appeal in terms of the MSA, and in particular circumstances an appeal may also
be lodged with the Minister in terms of planning law.
The highest-ranking municipal official is the City Manager, and in order to promote an efficient
administration the other municipal officials have been organised into a number of directorates, one of
which is charged with the responsibility for planning and environmental management matters. All
applications under planning law or this zoning scheme are submitted to the relevant municipal
department for investigation, and a departmental report is normally tabled before Council (or
committee, councillor or authorised official, depending on the extent of delegation), after which a
decision is made.
PLANNING, DEVELOPMENT AND ENVIRONMENTAL MANAGEMENT PRINCIPLES
Municipal decision-makers must take into consideration general principles and provincial policies
adopted in terms of planning law – as well as relevant principles applicable in terms of national
legislation – when an application is evaluated, or a decision is made relating to municipal planning
and development. Council may adopt supplementary municipal principles and policies relating to
planning, conservation and development, and should take into consideration such principles when an
application is evaluated or when a decision is made in terms of this zoning scheme.
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Administration
PART I
ADMINISTRATION
Chapter 1 contains introductory information, including the date when the zoning scheme became
operative and the area to which it relates. The components of the zoning scheme and general
purposes of zoning are described.
Chapter 2 deals with certain procedures and requirements relating to applications, decisions,
conditions of approval, transitional provisions and methods of correcting errors on the zoning map.
Chapter 3 deals with general principles relating to the zoning and use of property, describing the
difference between primary uses and consent uses. It also makes reference to uses not permitted
and describes how temporary land uses should be dealt with.
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Application and general purpose of the zoning scheme
CHAPTER 1: INTRODUCTION OF THE ZONING SCHEME
1.1
APPLICATION OF THE ZONING SCHEME
Commencement and validity
1.1.1
As from the commencement date as published in the Provincial Gazette, these zoning
scheme regulations apply to all the land under the jurisdiction of the City of Cape Town,
including land lawfully assigned to or reclaimed by the City of Cape Town. These zoning
scheme regulations do not apply to protected areas where all aspects of the management of
the protected area and activities within it are regulated by:
(a) the provisions of the National Environmental Management: Protected Areas Act, 2003
(Act 57 of 2003); and/or
(b) the National Environmental Management Biodiversity Act, 2004 (Act 10 of 2004);
(c) regulations under these Acts; and
(d) approved management plans implemented by the management authority in such areas,
which areas are specifically indicated on the approved zoning map.
1.1.2
If any provision in this zoning scheme is struck down as invalid by a court of law, such provision
shall be severed from the zoning scheme, but shall not affect the validity of the remaining
provisions.
1.1.3
Where these zoning scheme regulations are in conflict with national or provincial legislation, the
provisions of such legislation shall prevail, save where such regulations are a local authority
competency, as mandated by the National Constitution.
1.1.4
If the zoning scheme regulations are in conflict with a by-law or any other subordinate
legislation, these regulations shall prevail.
Components of the zoning scheme
1.1.5
The zoning scheme consists of the regulations (which include the regulations in the
Appendix), the zoning map or maps which indicate zoning of property, and a register or
record of all approved departures, consent uses and conditions.
1.2
1.2.1
GENERAL PURPOSE OF THE ZONING SCHEME
The general purpose of this zoning scheme is to determine use rights and to provide for
control over use rights and over the utilisation of land in the area of jurisdiction of the City of
Cape Town, as described in section 1.1.1.
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Requirements relating to applications
CHAPTER 2: APPLICATION AND APPROVAL PROCEDURES
2.1
REQUIREMENTS RELATING TO APPLICATIONS
Submission of applications
2.1.1
In addition to the requirements stipulated in any other law, the following requirements relate
to applications submitted in terms of this zoning scheme.
(a)
(b)
(c)
(d)
Applicants shall ensure that applications submitted to the municipality are:
(i) clearly and legibly written or typed, using plain language;
(ii) fully completed and properly motivated based on criteria set out in planning law, in
the format and accompanied by the fees and other documents as may be
determined and required by the City Manager from time to time;
(iii) accompanied by a conveyancer’s certificate or title deed relating to the existence of
restrictive title conditions or otherwise, if required by the City Manager.
The City Manager shall, within fourteen days from date of receipt of an application, notify
the applicant in writing of any aspects that require additional information or
documentation, if any.
Where additional information is required, the date on which such information is received,
shall be deemed as the date of application.
Additional information must be submitted within 60 days of the date of the written
request for such additional information or by an extended date that may be determined
by the City Manager. In the event that the applicant fails to comply with this
requirement, Council may refuse the application.
Transitional arrangements
2.1.2 Any application made and accepted in terms of a former zoning scheme which is still in
process at the commencement date shall be assessed and finalised in terms of such former
zoning scheme regulations, except where it has been withdrawn by the applicant in writing.
2.1.3
Where a rezoning application or substitution scheme was approved prior to the
commencement of this zoning scheme but has not yet been acted on, or where a rezoning or
substitution scheme was approved as contemplated in section 2.1.2 within the provisions of a
former zoning scheme after the commencement of this scheme, the affected land unit/s in
such approval shall be deemed to be allocated with a corresponding zone in accordance with
this zoning scheme, where such an approval is acted on.
2.1.4
Where a building plan application was formally submitted and accepted:
(a)
before commencement of this zoning scheme and which is still being processed; or
(b)
after commencement of this zoning scheme, with the express purpose to act on a
valid approval granted for any application in terms of planning law or in terms of a
former zoning scheme;
such building plan will be assessed and finalised within the approval granted and the land
use restrictions or provisions of the applicable zone in the former zoning scheme, provided
that it is finalised within 30 months after the commencement date, and when implemented
will not be considered to be a contravention of this zoning scheme but rather a lawful nonconforming use.
2.1.5
Where any approval in terms of planning law or a former zoning scheme has been acted on
and constitutes a contravention of any provision in a zone in this zoning scheme, for the
purposes of this zoning scheme it will not be considered to be an offence but a lawful nonconforming use.
City of Cape Town Zoning Scheme
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Additional requirements relating to public consultation, decision-making
2.1.6 (a)
(b)
(c)
An owner of land whose land on the commencement date is zoned as General
Business: Subzone GB3 to GB7 and/or Mixed Use Subzone MU2 and MU3 may, for a
period of 10 years from the commencement date, decide to apply the provisions of this
zoning scheme or the provisions that applied to the relevant zone in the former zoning
scheme.
Where an owner of land decides to apply the provisions of a former zone within the
aforementioned period, all the provisions applicable to such zone shall apply.
Contravention of this zoning scheme in the circumstances in subsection 2.1.6(a) and
(b) above shall not be considered an offence, but a lawful non-conforming use.
2.1.7 The 10 year period referred to in section 2.1.6 above shall under no circumstances be
extended.
2.2
ADDITIONAL REQUIREMENTS RELATING TO PUBLIC CONSULTATION
Advertising an application in terms of this zoning scheme
2.2.1
The City Manager shall cause an application submitted in terms of the zoning scheme to be
advertised if, in his or her opinion, any person may be adversely affected by the proposed
development. The public participation procedures for departure applications as stipulated in
planning law shall mutatis mutandis apply for the purposes of advertising in terms of this
regulation.
Petitions
2.2.2
(a)
(b)
(c)
In addition to requirements stipulated in any other law, all objections submitted in the
form of a petition shall clearly indicate:
(i) the full name and physical address of each signatory;
(ii) the full name, postal address, telephone number and facsimile number or email
address of one person to whom further communication relating to the application
may be directed; provided that where such information is not made available,
Council shall direct further communication only to the first person who signed such
petition and whose address is known; and
(iii) a summary of the objection on each page of the petition containing signatures of
petitioners.
Any written notification by Council to the petitioners shall be regarded as sufficient if such
notification is sent to the person contemplated in subsection 2.2.2(a)(ii) above.
Any petition that does not comply with the above requirements will not be considered
and processed as a valid objection.
2.3
DECISION-MAKING
Procedures for decision-making
2.3.1
Council may approve or refuse an application submitted in terms of this zoning scheme, and
may impose conditions on any approval.
2.3.2
An approval in terms of section 2.3.1 shall lapse if the land concerned has not been utilised
or the approval exercised within 2 years after the date on which it was granted, provided
that Council may grant an extension of such time where requested in writing before the
approval lapsed.
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Conditions of approval
2.3.3
Council may limit the approval of a consent use application to one or more of the uses
included within the definition of the consent use concerned.
2.3.4
Council shall, when considering an application for approval in terms of this zoning scheme,
take into account the following:
(a) the general purpose of this zoning scheme;
(b) principles and policies established for such applications by national, provincial and
municipal spheres of government;
(c) any comments or objections received on or before the closing date in response to an
advertisement of the application;
(d) comments received from other organs of state;
(e) any response received from the applicant to objections or comments;
(f) any approved development framework or plan, structure plan, policy plan or sectoral plan
that applies to the application or area concerned; and
(g) any existing rights.
2.3.5
Council shall not refuse an application on the basis of trade competition.
2.3.6
Any approval granted in terms of this zoning scheme shall only be valid if it is in writing and
signed by an official with the necessary delegated power.
2.3.7
An application for Council’s approval shall not exempt the applicant from compliance with the
requirements of any other applicable law.
2.4
CONDITIONS OF APPROVAL
Conditions of approval
2.4.1 Council may impose further conditions or waive or amend a condition after an approval has
been granted and after consultation with the owner of the land concerned.
2.4.2
An owner of land may apply to waive or amend any condition after approval has been granted
in terms of this zoning scheme.
2.4.3
Where an application is submitted to waive or amend conditions of approval imposed, the City
Manager shall advertise such application and the provisions of section 2.2.1 shall mutatis
mutandis apply for the purposes of advertising.
Conditions applicable to an approved consent use
2.4.4
(a)
When a consent use is approved, the following general conditions shall apply:
(i)
If such consent use as listed in a specific zone is a primary use in another zone, it
shall be subject to the most restrictive development rules operating in such other
zone; and
(ii) If such consent use as listed in a zone is not a primary use in another zone, it shall
be subject to the development rules in that zone.
(b)
Notwithstanding subsection 2.4.4(a), Council may impose further conditions including:
(i)
limiting a consent use for a specified period of time;
(ii) requiring that a consent use does not adversely affect the potential use of that
property for its primary uses in terms of this zoning scheme;
City of Cape Town Zoning Scheme
September 2012
17
Validity of information, appeals and zoning map
2.5
VALIDITY OF INFORMATION
Validity of information
2.5.1
Any information in connection with this zoning scheme, given by an official to a person making
enquiries, shall only be valid if it is:
(a) in writing;
(b) signed by the official with delegated power; and
(c) not in conflict with the provisions of these zoning scheme regulations, the zoning map, or
an approval granted by Council.
2.6
2.6.1
APPEALS
An applicant, or a person who is an objector to an application, may submit an appeal against a
decision relating to an application in terms of this zoning scheme, and the appeal procedures
as stipulated in planning law will mutatis mutandis apply for processing appeals submitted in
terms of this regulation.
2.7
ZONING MAP
2.7.1
In the event that a zoning has been wrongly allocated on the zoning map or wrongly converted
from a zoning map associated with a former zoning scheme, the owner of an affected property
may submit an application to Council to correct such error, subject to the following provisions:
(a) The applicant must submit documentary proof of the error and/or proof of the lawful land
use rights;
(b) The applicant must apply for a suitable zoning to be allocated to the property;
(c) The application will be subject to section 2.1, 2.2 and 2.3; and
(d) The applicant will be exempted from paying application fees where the application is
submitted:
(i) within 24 months following the commencement date; or
(ii) within 24 months after any approval was granted subsequent to commencement.
2.7.2
Council shall consider an application submitted in terms of section 2.7.1 and shall amend its
zoning map accordingly where approval is granted.
2.7.3
Council shall refuse an application to correct an error on the zoning map if documentary proof
of an error and/or proof of the lawful land use rights is not available or has not been submitted
by the applicant.
2.7.4
If a zoning that has been wrongly allocated on the zoning map, or wrongly converted from a
zoning map associated with a former zoning scheme, comes to the attention of Council in
any other way, and Council is satisfied that a wrong allocation or wrong conversion has taken
place, Council shall:
(a) notify the owner in writing of its intention to correct the wrong conversion or error;
(b) invite the owner to make any representations within a specified period in respect of the
proposed correction of the errors on the zoning map; and
(c) consider any representations in accordance with subsection 2.7.4(b) and shall amend
its zoning map in accordance with the correct allocation of the property in question.
City of Cape Town Zoning Scheme
September 2012
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Enforcement
2.8
ENFORCEMENT
Call for cessation of land use activity
2.8.1
Council may call for cessation of a land use activity by serving a written notice on the owner or
person conducting such activity requiring:
(a) compliance with instructions set out in such notice; and
(b) cessation of use of the premises in question for such land use activity
by a date specified in such notice.
Compliance with conditions relating to additional use rights
2.8.2
Council may issue a notice calling for compliance with additional conditions or for the ceasing
of specific activities, by a specific date, where an additional use right is being, or may be,
conducted in a manner that is:
(a) detrimental to the general purpose of the zoning scheme;
(b) detrimental to the purpose of the zone; or
(c) causing a nuisance.
City of Cape Town Zoning Scheme
September 2012
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Zones and categories of uses
CHAPTER 3: ZONING AND USE OF PROPERTY
3.1
ZONES
Zones
3.1.1
(a)
(b)
All properties within the area of jurisdiction of the City of Cape Town shall be allocated a
zone on the approved zoning map, as provided for in Part II of this zoning scheme;
All properties that were zoned in terms of a former zoning scheme are deemed to be
zoned in terms of this zoning scheme.
3.1.2
A land unit may be zoned:
(a) with a single base zone that applies to the entire land unit; or
(b) with a split-zoning, where one base zone applies to a portion of the land unit and one or
more other base zones apply to other portions of the land unit; and
(c) with one or more overlay zones over and above the base zone(s).
3.1.3
The City Manager shall ensure that the zoning of all properties within the municipal area are
determined and depicted on the zoning map, and where appropriate, recorded in the register.
3.1.4
Property situated within a particular zone is subject to the provisions specified for that zone
under Part II of this zoning scheme.
3.1.5
In addition to the provisions of Part II, the general provisions of Part IV shall apply in all zones,
and the provisions of any applicable overlay zone in terms of Part III shall apply to the land
units concerned.
Subzones
3.1.6
Certain zones have been divided into subzones that distinguish between different building forms
through different development rules. In order to change or relax the development rules
applicable to property regulated by a base or subzone, either:
(a) an application for departure from the development rule(s), or
(b) an application for rezoning to another zone or subzone
must be submitted and approved.
3.1.7
A rezoning application must be submitted if the change contemplated in section 3.1.6 is
equivalent to or greater than the permitted floor space or height of the next most intensive
subzone.
3.2
CATEGORIES OF USES
USES PERMITTED
Primary uses
3.2.1
The use of property for any purpose specified as a primary use in the zone of that property is
permitted without the approval of Council.
Additional use rights
3.2.2
An activity or use described as an additional use right in a particular zone is permitted in that
zone without the approval of Council, provided that any condition or further provisions specified
for such activity or use are adhered to.
City of Cape Town Zoning Scheme
September 2012
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Zones and categories of uses
Ancillary uses
3.2.3
An ancillary use is permitted where a primary use, approved consent use or other lawful use is
exercised.
Lawful non-conforming uses
3.2.4
A lawful non-conforming use is a permitted use and shall not constitute an offence in terms of
this zoning scheme, provided that:
(a) No structural alterations are made to a building, structure or part thereof which is
considered to be a lawful non-conforming use without Council’s approval.
(b) Any building or structure or part thereof that benefits from a lawful non-conforming use
may be routinely repaired or replaced when damaged by accident or natural causes,
subject thereto that such building or structure remains within its original building
envelope.
USES PERMITTED ONLY WITH COUNCIL’S APPROVAL
Consent uses
3.2.5
A consent use as listed under a base zone in this zoning scheme is permitted only if Council
grants its approval for such consent use.
Occasional uses
3.2.6
The occasional use of a property for temporary events (including craft markets, circuses, public
meetings, religious gatherings, film shoots or other events) may be permitted with Council’s
approval, even though these events are not in accordance with the use rights of the property
concerned, provided that:
(a) the occasional use will not have a significant negative impact on surrounding areas, or on
the natural and cultural environment;
(b) the occasional use is genuinely of a temporary and short term nature, and may not occur
for more than 5 days per month or more days as may be allowed by Council; and
(c) the occasional use conforms with Council’s policies.
3.2.7 (a)
(b)
Approval in terms of section 3.2.6 above may be granted subject to, but not limited to,
the following conditions:
(i)
the amount of parking and the number of ablution facilities required;
(ii) the maximum duration or occurrence of the occasional use.
Council may issue a notice calling for compliance with conditions or for the ceasing of
the occasional use by a specific date, where:
(i)
conditions of approval are not met; or
(ii) where a public nuisance is caused.
Special use
3.2.8
A special use is a use not defined or provided for in this zoning scheme, and may be so
classified and permitted in any zone with the approval of Council.
3.2.9
All special uses so approved shall be listed in Annexure A.
USES NOT PERMITTED
3.2.10 Subject to any provisions to the contrary in planning law, property subject to this zoning scheme
shall not be used for any purpose which is not specified in this zoning scheme.
City of Cape Town Zoning Scheme
September 2012
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Deemed zoning
3.3
DEEMED ZONING
Public open space and public streets
3.3.1
Any portion of land designated on the zoning map or specified on a General Plan of a
registered township as public open space shall be deemed to be zoned as Open Space Zone
2: Public Open Space.
3.3.2
All public roads and public streets referred to in this zoning scheme are roads proclaimed in
terms of the Roads Ordinance, 1976 (Ordinance 19 of 1976) or roads or streets established in
terms of the former Municipal Ordinance, 1974 (Ordinance 20 of 1974) or any equivalent
current municipal by-law and/or national legislation, unless they are specifically excluded.
3.3.3
Any public road and public street and any portion of land proclaimed or reserved under any
law as public road or public street or the widening or improvement of any such existing public
road or street or specified on a General Plan of a registered township as public road or public
street, shall be deemed to be zoned as Transport Zone 2: Public Street and Public Parking.
3.3.4
Where a proclamation or reservation in terms of section 3.3.3 or part thereof is withdrawn or
cancelled, Council shall determine a zone and/or subzone for a land unit which was subject to
such proclamation or reservation, whereafter the land unit concerned shall be deemed to be
zoned in accordance with such determination, provided that:
(a) the City Manager shall notify the affected land owner; and
(b) Council shall consider any representations received in terms of subsection 3.3.4(a) above
prior to making such determination.
3.3.5
Notwithstanding the provisions in section 3.3.4, where only a part of a land unit was deemed
Transport Zone 2: Public Street and Public Parking, such part which was subject to a
proclamation or reservation shall be deemed to fall into the same zone and/or subzone as that
of the rest of the land unit.
3.3.6
Where a proclamation or reservation is withdrawn or cancelled as contemplated in section
3.3.4 and 3.3.5, such withdrawal or cancellation, including deeming, shall only apply to the
land referred to in the relevant resolution, or notice of withdrawal or cancellation.
3.3.7
Any portion of land which was previously part of a public street but has become the property
of an abutting owner through prescription shall be deemed to be zoned as Transport Zone 2:
Public Street and Public Parking; provided that where Council specifically resolves that such
portion of land is no longer required for public street purposes, such land shall be deemed to
fall into the same zone and subzone as that of the abutting land belonging to such owner.
3.3.8
Where any portion of land (other than land referred to in section 3.3.4) which was previously
a public street or public open space vested in or owned by Council, is closed and transferred
to an abutting owner, such portion of land shall be deemed to fall into the same zone and
subzone as that of the abutting land belonging to such owner provided that:
(a) where the intended owner of the public street or public open space does not own the
abutting property, or
(b) where the intended owner owns abutting properties falling into more than one zone, or
(c) in any other case not provided for herein,
Council shall determine which zone shall apply to the property concerned.
3.3.9
Where the zone and/or subzone of a land unit or part thereof is deemed under section 3.3 of
this zoning scheme, Council shall record such deemed zone and/or subzone on the zoning map.
City of Cape Town Zoning Scheme
September 2012
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Deemed zoning
Land subject to the provisions of section 13 of the Legal Succession of the South African
Transport Services Act, 1989 (Act 9 of 1989)
3.3.10 (a)
(b)
3.3.11 (a)
(b)
(c)
All land subject to section 13 of the Legal Succession of the South African Transport
Services Act, 1989 (Act 9 of 1989) is deemed to be zoned Transport Zone 1: Transport
Use (TR1).
Where an agreement has been entered into between Council and the South African
Transport Services or any of its divisions or its successors in title in terms of the Legal
Succession of the South African Transport Services Act, 1989 (Act 9 of 1989) or
preceding legislation, the provisions and conditions contained within such agreement
shall prevail over the provisions of the TR1 zone.
The conditions contained in an agreement referred to in section 3.3.10 are deemed to
be development rules.
If these development rules are to be altered, this must be done by means of a
departure in terms of planning law.
Where additional land use rights are applied for, this must be done by means of
rezoning in terms of planning law.
3.3.12 Where land that is owned by the former South African Transport Services or any of its divisions
or successors in title has been lawfully zoned to any zone other than Transport Zone 1:
Transport Use (TR1), such land will be deemed to retain its zone and be allocated with an
corresponding zone in terms of this zoning scheme on the Council’s zoning map.
Land subject to the National Environmental Management: Protected Areas Act, 2003 (Act
57 of 2003)
3.3.13 Where a proclamation or reservation of land or portion of land as a protected area in terms of
the National Environmental Management: Protected Areas Act, 2003 (Act 57 of 2003) is
withdrawn or cancelled:
(a)
the City Manager shall notify the affected land owner;
(b)
the Council shall consider any comments received; and
(c)
the Council shall determine a zone and/or subzone for such land in accordance with its
utilisation,
whereafter the land concerned shall be deemed to be zoned in accordance with such
determination.
Land deemed as a heritage area in accordance with heritage legislation
3.3.14 All Heritage Protection Overlay Zones as listed in Annexure F shall be deemed to be heritage
areas in accordance with heritage legislation.
Deemed conditions
3.3.15 At the commencement date, any special zone, special area, schedule or special provision listed
in Annexure B shall be considered to be a provision of this zoning scheme until planning law
provides otherwise.
City of Cape Town Zoning Scheme
September 2012
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Summary of zones and development rules
CHAPTER 4: SUMMARY OF ZONES
4.1
4.1.1
SUMMARY OF ZONES AND DEVELOPMENT RULES
Table A overleaf contains a summary of the zones and development rules contained in this
zoning scheme. This table is provided for ease of reference, but the detailed development
rules are contained in Part II of this document. In the event of a difference between Table A
and Part II, the provisions of Part II shall prevail.
Note: Table A overleaf contains a summary only and does not supersede the detailed
provisions contained in Part II.
City of Cape Town Zoning Scheme
September 2012
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Summary of zones and development rules
Table A: Summary of the zones and development rules
MAXIMUM HEIGHT ABOVE
BASE LEVEL
To top of
To wallplate
roof
LAND UNIT
AREA (m2)
FLOOR
FACTOR
MAXIMUM
FLOOR
SPACE
>2 000
N/a
1 500 m²
9,0 m
>1 000 up to
2 000
N/a
1 500 m²
>650 up to
1 000
N/a
breakfast
>350 up to
650
CONSENT USES
Second dwelling, utility services, place of
instruction, place of worship, house shop,
institution,
guest
house,
rooftop
base
telecommunication
station,
wind
turbine
infrastructure, open space, urban agriculture
and halfway house
SINGLE RESIDENTIAL ZONES
SINGLE RESIDENTIAL ZONE 1:
CONVENTIONAL HOUSING (SR1)
PRIMARY USES
Dwelling house, private road and additional use
rights
ADDITIONAL USE RIGHTS
Home occupation or bed and
establishment or home child care
Street
boundary
Common boundaries
STREET
CENTRELINE
SETBACK
11,0 m
6,0 m
6,0 m
N/a
9,0 m
11,0 m
4,5 m
3,0 m
1 500 m²
9,0 m
11,0 m
3,5 m
3,0 m
1,0
N/a
8,0 m
10,0 m
3,5 m
0,0 m (12,0 m from street
and 60%) and 3,0 m rest
Window and door
placement
Garages, carports and
outbuildings
Parking and access
Additional use rights –
home occupation, bed and
breakfast establishment
and home child care
>200 up to
350
1,0
N/a
8,0 m
10,0 m
3,5 m
0,0 m (12,0 m from street
and 60%) and 3,0 m rest
≤200
1,0
N/a
8,0 m
10,0 m
1,0 m
0,0 m (12,0 m from street
and 60%) and 3,0 m rest
Refer to
section
5.1.2(a)
Refer to
section
5.1.2(b)
Refer to
section
5.1.2(c)
Refer to
section
5.1.2(c)
Refer to
section
5.1.2(d) & (e)
Refer to section 5.1.2(d) &
(e)
1,0
N/a
6,0 m dwelling
units;
8,0 m dwelling
units;
Formal
township:
1,0 m
N/a
8,0 m other
buildings
10,0 m other
buildings
Formal township:
0,0 m for 60% and 1,0 m
for remainder;
2,5 m between shelters
and other buildings
No formal
township:
1,0 m
No formal township:
3,0 m on perimeter;
2,5 m between shelters
and other buildings
Parking and access
House shop
Shelter
Informal trading
Land constructed as or
identified for roads
Land used as or identified
for firebreaks
Approval of building plans
Refer to
section
5.2.2(c) & (d)
Refer to section 5.2.2(c) &
(d)
SINGLE RESIDENTIAL ZONE 2: INCREMENTAL HOUSING
(SR2)
PRIMARY USES
Dwelling house, second dwelling, utility service, private road,
urban agriculture, open space and additional use rights
ADDITIONAL USE RIGHTS
Shelter, house shop, home occupation, bed and breakfast
establishment, home child care, informal trading and any
educational, religious, occupational or business purpose subject to
conditions
CONSENT USES
Group housing, boarding house, place of worship, institution,
clinic, place of assembly, place of instruction, office, restaurant,
guest house, place of entertainment, service trade, authority use,
rooftop base telecommunication station,
wind turbine
infrastructure, halfway house
City of Cape Town Zoning Scheme
BUILDING LINES
Refer to
section
5.2.2(a)
Refer to
section
5.2.2(b)
Refer to
section
5.2.2(b)
OTHER PROVISIONS
September 2012
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Summary of zones and development rules
GENERAL RESIDENTIAL ZONES
GENERAL RESIDENTIAL SUBZONE 1:
GROUP HOUSING (GR1)
SUBZONE
GR1
DENSITY
35 du/ha
COVERAGE
N/a
PRIMARY USES
Dwelling house, group housing, private road, open
space and additional use rights
MAXIMUM HEIGHT ABOVE
BASE LEVEL
To wallplate
To top of
roof
8,0 m
10,0 m
CONSENT USES
Utility service, place of instruction, place of
worship, institution, hospital, place of assembly,
home occupation, shop, hotel, conference facility,
guest house and rooftop base telecommunication
station
City of Cape Town Zoning Scheme
3,0 m external boundaries
N/a
0,0 m internal boundaries
Garages 5,0 m
from kerb
CONSENT USES
Utility services, home child care and rooftop base
telecommunication station
PRIMARY USES
Dwelling house, second dwelling, group housing,
boarding house, flats, private road and open space
5,0 m external
public street
Common boundaries
STREET
CENTRELINE
SETBACK
0,0 m internal
road
ADDITIONAL USE RIGHTS
Flats and home occupation, subject to restriction
GENERAL RESIDENTIAL SUBZONES
(GR2–GR6)
BUILDING LINES
Street
boundary
Refer to
section
6.1.2(b)
Refer to
section
6.1.2(c)
FLOOR
FACTOR
Refer to
section
6.1.2(c)
Refer to section
6.1.2(e) & (f)
Refer to section 6.1.2(e)
& (f)
OTHER
PROVISIONS
Design principles
Open space
Parking and access
Site development
plan
Flats and home
occupation as
additional use right
Dwelling house
outside group
scheme
To top of roof
GR2
1,0
60%
15,0 m
4,5 m
4,5 m or 0,6 H (0,0 m up
to 15,0 m height for 18,0
m from street)
8,0 m
GR3
1,0
60%
20,0 m
4,5 m
4,5 m or 0,6 H (0,0 m up
to 15,0 m height for 18,0
m from street)
8,0 m
GR4
1,5
60%
24,0 m
4,5 m
4,5 m or 0,6 H (0,0 m up
to 15,0 m height for 18,0
m from street)
8,0 m
GR5
2,5
60%
35,0 m
4,5 m;
9 m above 25 m
height
4,5 m or 0,6 H (0,0 m up
to 15,0 m height for 18,0
m from street); 15,0 m
above 25,0 m height
8,0 m
GR6
5,0
60%
50,0 m
4,5 m;
9 m above 25 m
height
4,5 m or 0,6 H (0,0 m up
to 15,0 m height for 18,0
m from street); 15,0 m
above 25,0 m height
8,0 m
Refer to
section
6.2.2(b)
Refer to
section
6.2.2(a)
Refer to section 6.2.2(c)
Refer to section
6.2.2(e)
Refer to section 6.2.2(e)
Refer to
section
6.2.2(d)
Parking and access
Screening
Wind mitigation
Dwelling house and
second dwelling
Group housing
Institution, place of
instruction and place
of assembly
Shop
September 2012
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Summary of zones and development rules
FLOOR
FACTOR
COVERAGE
COMMUNITY ZONE 1: LOCAL (CO1)
0,8
PRIMARY USES
Place of instruction, place of worship, clinic, rooftop base
telecommunication station and open space
COMMUNITY ZONES
MAXIMUM HEIGHT ABOVE
BASE LEVEL
BUILDING LINES
To top of roof
Street boundary
Common
boundaries
60%
12,0 m
5,0 m
5,0 m
Refer to
section
7.1.2(a)
Refer to
section
7.1.2(b)
Refer to 7.1.2(c)
Refer to section
7.1.2(d)
Refer to section
7.1.2(e)
COMMUNITY ZONE 2: REGIONAL (CO2)
2,0
60%
18,0 m
5,0 m
5,0 m
PRIMARY USES
Institution, hospital, place of instruction, place of worship, place of
assembly, rooftop base telecommunication station and open space
Refer to
section
7.2.2(a)
Refer to
section
7.2.2(b)
Refer to 7.2.2(c)
Refer to section
7.2.2(d)
Refer to section
7.2.2(e)
STREET
CENTRELINE
SETBACK
OTHER
PROVISIONS
N/a
Parking and access
Loading
Screening
Noise mitigation
N/a
Parking and access
Loading
Screening
Noise mitigation
CONSENT USES
Institution, hospital, place of assembly, cemetery, freestanding base
telecommunication station and urban agriculture
CONSENT USES
Boarding house, conference facility, cemetery, crematorium, funeral
parlour, freestanding base telecommunication station, wind turbine
infrastructure and urban agriculture
City of Cape Town Zoning Scheme
September 2012
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Summary of zones and development rules
LOCAL BUSINESS ZONES
LAND UNIT
AREA (m2)
FLOOR
FACTOR
COVERAGE
LOCAL BUSINESS ZONE 1: INTERMEDIATE
BUSINESS (LB1)
PRIMARY USES
Office, dwelling house, boarding house, utility
services, flats and additional use rights
ADDITIONAL USE RIGHTS
Second dwelling and home occupation or house
shop or bed and breakfast establishment or home
child care
CONSENT USES
Place of instruction, place of worship, institution,
clinic, place of assembly, guest house, shop,
informal trading, service trade, rooftop base
telecommunication
station,
wind
turbine
infrastructure and halfway house
N/a
BUILDING LINES
Street boundary
Common
boundaries
STREET
CENTRELINE
SETBACK
N/a
To wallplate
To top of
roof
9,0 m
11,0 m
3,5 m
3,0 m
>1 000
1,0
>650 up to
1 000
1,0
9,0 m
11,0 m
3,5 m
3,0 m
>350 up to
650
1,0
8,0 m
10,0 m
3,5 m
0,0 m (12,0 m from
street and 60%)
and 3,0 m rest
>200 up to
350
1,0
8,0 m
10,0 m
3,5 m
0,0 m (12,0 m from
street and 60%)
and 3,0 m rest
≤200
1,0
8,0 m
10,0 m
1,0 m
0,0 m (12,0 m from
street and 60%)
and 3,0 m rest
Refer to
section
8.1.2(a)
Refer to
section
8.1.2(b)
Refer to
section
8.1.2(b)
Refer to section
8.1.2(c)
Refer to section
8.1.2(c)
PRIMARY USES
Shop, office, dwelling house, second dwelling, bed and breakfast
establishment, boarding house, flats, place of instruction, place of
worship, institution, clinic, guest house, service trade, utility service,
rooftop base telecommunication station, private road and open
space
CONSENT USES
Place of assembly, informal trading, restaurant, sale of alcoholic
beverages, funeral parlour, place of entertainment, adult shop,
business premises, supermarket, plant nursery, hotel, conference
facility, motor repair garage, service station, authority use,
freestanding base telecommunication station, wind turbine
infrastructure, transport use and multiple parking garage
OTHER
PROVISIONS
Garages and carports
Parking and access
Loading
Screening
Home occupation,
bed & breakfast
establishment and
home child care
Second dwelling
House shop
To top of roof
LOCAL BUSINESS ZONE 2: LOCAL BUSINESS (LB2)
City of Cape Town Zoning Scheme
MAXIMUM HEIGHT ABOVE
BASE LEVEL
1,0
75%
12,0 m
0,0 m
8,0 m
Refer to
section
8.2.2(a)
Refer to
section
8.2.2(b)
Refer to section 8.2.2(c)
Refer to section 8.2.2(e) & (f)
Refer to section
8.2.2(d)
Canopy projection
Street corners
Parking and access
Loading
Screening
Service station and
motor repair garage
Informal trading
September 2012
28
Summary of zones and development rules
BUILDING LINES
GENERAL BUSINESS AND MIXED USE ZONES
SUBZONE
FLOOR
FACTOR
COVERAGE
MAXIMUM
HEIGHT ABOVE
BASE LEVEL
GENERAL BUSINESS SUBZONES (GB1–GB7)
GB1
1,5
100%
15,0 m
0,0 m up to 10,0 m height; 4,5 m
above 10,0 m
0,0 m
8,0 m
GB2
2,0
100%
15,0 m
0,0 m up to 10,0 m height; 4,5 m
above 10,0 m
0,0 m
8,0 m
GB3
2,0
100%
25,0 m
0,0 m up to 10,0 m height; 4,5 m
above 10,0 m
0,0 m
8,0 m
GB4
3,0
100%
25,0 m
0,0 m up to 10,0 m height; 4,5 m
above 10,0 m
0,0 m
8,0 m
GB5
4,0
100%
25,0 m
0,0 m
0,0 m
8,0 m
GB6
6,0
100%
38,0 m
0,0 m up to 25,0 m height;
½ (H-25 m) above 25,0 m
0,0 m
8,0 m
GB7
12,0
100%
60,0 m
0,0 m up to 38,0 m height;
½ (H-38 m) above 38,0 m
0,0 m
8,0 m
Refer to
section
9.1.2(c)
Refer to
section
9.1.2(a)
Refer to section
9.1.2(d)
Refer to section 9.1.2(e)
Refer to section
9.1.2(e)
Refer to section
9.1.2(b)
MU1
1,5
75%
15,0 m
0,0 m up to 10,0 m height;
4,5 m above 10,0 m
8,0 m
MU2
4,0
100%
25,0 m
0,0 m up to 10,0 m height;
4,5 m above 10,0 m
8,0 m
MU3
6,0
100%
38,0 m
0,0m up to 25,0 m height;
½ (H-25 m) above 25,0 m
8,0 m
Refer to
section
9.2.2(a)
Refer to
section
9.2.2(a)
Refer to section
9.2.2(a)
Refer to section 9.2.2(c)
Refer to section
9.2.2(b)
PRIMARY USES
Business premises, dwelling house, second
dwelling, boarding house, flats, place of
instruction, place of worship, institution, hospital,
place of assembly, place of entertainment, hotel,
conference facility, service trade, authority use,
utility service, rooftop base telecommunication
station, multiple parking garage, private road and
open space
CONSENT USES
Adult shop, adult entertainment business, adult
services, informal trading, expo-centre, motor
repair garage, warehouse, freestanding base
telecommunication
station,
wind
turbine
infrastructure, transport use, helicopter landing
pad and service station
MIXED-USE SUBZONES (MU1–MU3)
PRIMARY USES
Business premises, industry, dwelling house,
second dwelling, boarding house, flats, place of
instruction, place of worship, institution, hospital,
place of assembly, place of entertainment, hotel,
conference facility, authority use, utility service,
rooftop base telecommunication station, transport
use, multiple parking garage, private road and
open space
CONSENT USES
Adult shop, adult entertainment business, adult
services, informal trading, expo centre, scrap yard,
freestanding base telecommunication station, wind
turbine infrastructure, helicopter landing pad,
service station and motor repair garage
City of Cape Town Zoning Scheme
Common
boundaries
Street boundary
STREET
CENTRELINE
SETBACK
OTHER
PROVISIONS
Residential incentive
in respect of GB7
Hotel floor space
concession
Canopy or balcony
projection
Public pedestrian
footway along street
boundary
Street corners
Parking and access
Loading
Screening
Wind mitigation
Service station and
motor repair garage
Informal trading
Canopy or balcony
projection
Parking and access
Loading
Screening
Service station and
motor repair garage
Informal trading
September 2012
29
Summary of zones and development rules
BUILDING LINES
INDUSTRIAL ZONES
SUBZONE
FLOOR
FACTOR
COVERAGE
MAXIMUM
HEIGHT ABOVE
BASE LEVEL
Street boundary
Common boundaries
STREET
CENTRELINE
SETBACK
GENERAL INDUSTRY SUBZONES (GI1–GI2)
GI 1
1,5
75%
18,0 m
5,0 m
3,0 m
N/a
PRIMARY USES
Industry, restaurant, service station, motor repair
garage, funeral parlour, scrap yard, authority use,
utility
service,
crematorium,
rooftop
base
telecommunication station, freestanding base
telecommunication station, transport use, multiple
parking garage, agricultural industry, private road,
open space and additional use rights
GI 2
4,0
75%
18,0 m, but no
restriction in
respect of
manufacturing
buildings
5,0 m
3,0 m
Refer to
section
10.1.2(a)
Refer to
section
10.1.2(a)
Refer to section
10.1.2(b)
Refer to section 10.1.2(c)
Refer to section 10.1.2(d)
Boundary walls
Parking and access
Loading
Screening
Hazardous
substances
Service station and
motor repair garage
Factory shop
Adult shop
Informal trading
2,0
75%
18,0 m, but no
restriction in
respect of noxious
trade, risk activity
or manufacturing
buildings
5,0 m
5,0 m
N/a
Refer to
section
10.2.2(a)
Refer to
section
10.2.2(b)
Refer to section
10.2.2(c)
Refer to section 10.2.2(d)
Refer to section 10.2.2(d)
Parking and access
Loading
Screening
Boundary walls
Hazardous
substances
Service station and
motor repair garage
Factory shop
Informal trading
ADDITIONAL USE RIGHTS
Factory shop and adult shop
OTHER
PROVISIONS
CONSENT USES
Abattoir, place of worship, institution, clinic, place of
assembly, adult entertainment business, adult
services, aqua-culture, informal trading, shop, office,
sale of alcoholic beverages, place of entertainment,
helicopter landing pad, wind turbine infrastructure
and container site
RISK INDUSTRY ZONE (RI)
PRIMARY USE
Noxious trade, risk activity, crematorium, rooftop base
telecommunication station, freestanding base telecommunication
station, private road, open space and additional use rights
ADDITIONAL USE RIGHTS
Factory shop
CONSENT USE
Shop, restaurant, informal trading, service station, motor repair
garage, industry, scrap yard, abattoir, authority use, utility service,
helicopter landing pad, wind turbine infrastructure, container site,
transport use and multiple parking garage
City of Cape Town Zoning Scheme
September 2012
30
Summary of zones and development rules
UTILITY, TRANSPORT AND NATIONAL PORT ZONES
UTILITY ZONE (UT)
FLOOR FACTOR
COVERAGE
MAXIMUM
HEIGHT ABOVE
BASE LEVEL
BUILDING LINES
Street boundary
Common
boundaries
0,0 m
3,0 m
Refer to section
11.2.2(d)
Refer to section
11.2.2(d)
STREET
CENTRELINE
SETBACK
OTHER
PROVISIONS
As determined by a site development plan (Refer to section 11.1.2)
PRIMARY USES
Utility service, authority use, rooftop base telecommunication station
and freestanding base telecommunication station
CONSENT USES
Cemetery, informal trading, funeral parlour, crematorium, urban
agriculture, airport, wind turbine infrastructure and helicopter landing
pad
TRANSPORT ZONE 1: TRANSPORT USE (TR1)
2,0
75%
PRIMARY USES
Transport use, multiple parking garage, utility service, warehouse,
rooftop base telecommunication station and container site
CONSENT USES
Business premises, flats, place of assembly, place of entertainment,
hotel, conference facility, service station, motor repair garage, service
trade, freestanding base telecommunication station, wind turbine
infrastructure, airport, helicopter landing pad, informal trading,
industry and air and underground rights
TRANSPORT ZONE 2: PUBLIC ROAD AND PUBLIC PARKING
(TR2)
15,0 m for stacked
shipping containers
18,0 m for any
other building
Refer to section
11.2.2(a)
Refer to section
11.2.2(b)
Refer to section
11.2.2(c)
Deemed zoning
Construction and
deposit of materials
Air and underground
rights
Proposed public
street, street
widening and street
closure
Informal trading
As determined by an approved Port development framework plan (Refer to section 11.4.3)
Deemed zoning
Deemed zoning of
land transferred to
National Ports
Authority
CONSENT USES
Multiple parking garage, informal trading, wind turbine infrastructure
and air and underground rights
PRIMARY USES
Land uses as set out in an approved Port development framework
plan
Parking and access
Service station and
motor Repair garage
Informal trading
Air and underground
rights
As determined by a site development plan (Refer to section 11.3.2)
PRIMARY USES
Public street, public road and utility service
NATIONAL PORT ZONE (NPZ)
N/a
CONSENT USES
None
City of Cape Town Zoning Scheme
September 2012
31
Summary of zones and development rules
OPEN SPACE ZONES
OPEN SPACE ZONE 1: ENVIRONMENTAL CONSERVATION
(OS1)
FLOOR FACTOR
COVERAGE
MAXIMUM
HEIGHT ABOVE
BASE LEVEL
BUILDING LINES
Street boundary
Common
boundaries
STREET
CENTRELINE
SETBACK
OTHER
PROVISIONS
As determined by a site development plan (Refer to section 12.1.2)
PRIMARY USES
Environmental conservation use
CONSENT USES
Harvesting of natural resources, environmental facilities, tourist
accommodation, tourist facilities, utility service, rooftop base
telecommunication station, freestanding base telecommunication
station, wind turbine infrastructure and cultural and social
ceremonies
OPEN SPACE ZONE 2: PUBLIC OPEN SPACE (OS2)
As determined by a site development plan (Refer to section 12.2.2)
Deemed zoning
Construction and
deposit of material
Air and underground
rights
Informal trading
As determined by a site development plan (Refer to section 12.3.2)
Approval of consent
uses
Informal trading
PRIMARY USES
Public open space and environmental conservation use
CONSENT USES
Environmental facilities, tourist facilities, utility service, cemetery,
rooftop base telecommunication station, freestanding base
telecommunication station, wind turbine infrastructure, cultural and
social ceremonies, urban agriculture, informal trading, harvesting of
natural resources and air and underground rights
OPEN SPACE ZONE 3: SPECIAL OPEN SPACE (OS3)
PRIMARY USES
Open space, private road and environmental conservation use
CONSENT USES
Environmental facilities, tourist facilities, place of instruction, place of
assembly, place of entertainment, plant nursery, utility service,
cemetery, rooftop base telecommunication station, freestanding base
telecommunication station, wind turbine infrastructure, cultural and
social ceremonies, urban agriculture, informal trading and harvesting
of natural resources
City of Cape Town Zoning Scheme
September 2012
32
Summary of zones and development rules
AGRICULTURAL, RURAL AND LIMITED USE ZONES
AGRICULTURAL ZONE (AG)
PRIMARY USES
Agriculture, intensive horticulture, dwelling house, riding stables,
environmental conservation use, environmental facilities, rooftop
base telecommunication station and additional use rights
ADDITIONAL USE RIGHTS
Second dwelling and home occupation or bed and breakfast
establishment or home child care
MAXIMUM
FLOOR SPACE
COVERAGE
MAXIMUM HEIGHT ABOVE
BASE LEVEL
BUILDING LINES
To wallplate
To top of roof
Street
boundary
9,0 m for
dwelling house
11,0 m for
dwelling house
> 20 ha :
30,0 m
> 20 ha :
30,0 m
12,0 m for
agricultural
buildings other
than dwelling
house
≤ 20 ha :
15,0 m
≤ 20 ha :
15,0 m
Refer to section
13.1.2(d)
Refer to section
13.1.2(d)
Refer to section
13.1.2(b)
Refer to section
13.1.2(b)
40%
9,0 m
11,0 m
10,0 m
5,0 m
Refer to section
13.2.2(b)
Refer to section
13.2.2(e)
Refer to section
13.2.2(e)
Refer to section
13.2.2(c)
Refer to section
13.2.2(c)
1 500 m² for all
dwelling units
N/a
100 m² for farm
shop
Refer to section
13.1.2(a)
Common
boundaries
STREET
CENTRELINE
SETBACK
OTHER
PROVISIONS
N/a
Parking
Minimum subdivision
size
Agricultural industry
Second dwelling and
additional dwelling
units
N/a
Parking
Minimum subdivision
size
Agricultural industry
Second dwelling
CONSENT USES
Additional dwelling units, guest house, hotel, tourist accommodation,
tourist facilities, intensive animal farming, harvesting of natural
resources, mine, utility service, freestanding base telecommunication
station, wind turbine infrastructure, aqua-culture, animal care centre,
farm shop and agriculture industry
RURAL ZONE (RU)
PRIMARY USES
Dwelling house, agriculture and additional use rights
ADDITIONAL USE RIGHTS
Second dwelling and home occupation or bed and breakfast
establishment or home child care
1 500 m² for all
buildings
100 m² for farm
shop
Refer to section
13.2.2(a)
CONSENT USES
Guest house, tourist accommodation, tourist facilities, harvesting of
natural resources, mine, rooftop base telecommunication station,
freestanding base telecommunication station, wind turbine
infrastructure, aqua-culture, intensive animal farming, intensive
horticulture, riding stables, animal care centre, farm shop and
agricultural industry
LIMITED USE ZONE (LU)
PRIMARY USES
Only existing lawful uses
Refer to section 13.3.2
No rezoning
Reconstruction of
destroyed property
CONSENT USES
None
City of Cape Town Zoning Scheme
September 2012
33
Summary of zones and development rules
OVERLAY ZONES
FLOOR
FACTOR
COVERAGE
MAXIMUM HEIGHT ABOVE
BASE LEVEL
To wallplate
To top of roof
BUILDING LINES
Street
boundary
Common
boundaries
STREET
CENTRELINE
SETBACK
OTHER
PROVISIONS
SUBDIVISIONAL AREA OVERLAY ZONE (SAO)
USE RIGHTS
Refer to section 15.1.1
Refer to section 15.1.2 to 15.1.6
INCENTIVE OVERLAY ZONE (ICO)
USE RIGHTS
Refer to section 16.1.2
Refer to section 16.1.3 to 16.1.5
DENSITY OVERLAY ZONE (DO)
USE RIGHTS
Refer to section 16.2.2
Refer to section 16.2.3 to 17.2.5
HERITAGE PROTECTION OVERLAY ZONE (HPO)
USE RIGHTS
Refer to section 17.1.5
Refer to section 17.1.6 to 17.1.8
ENVIRONMENTAL MANAGEMENT OVERLAY ZONE (EMO)
USE RIGHTS
Refer to section 17.2.3
Refer to section 17.2.4 to 17.2.6
URBAN EDGE OVERLAY ZONE (UEO)
USE RIGHTS
Refer to section 17.3.3
Refer to section 17.3.4 & 17.3.5
SCENIC DRIVE OVERLAY ZONE (SDO)
USE RIGHTS
Refer to section 17.4.3
Refer to section 17.4.4 & 17.4.5
LOCAL AREA OVERLAY ZONE (LAO)
USE RIGHTS
Refer to section 17.5.3
City of Cape Town Zoning Scheme
Refer to section 17.5.4 & 17.5.5
September 2012
34
Zoning categories, base zones and development rules
PART II
ZONING CATEGORIES, BASE ZONES AND DEVELOPMENT RULES
This part describes the various zoning categories, base zones and their respective provisions. It sets
out the development rules that apply to each zone, including primary and consent uses. Zoning
categories are grouped into chapters according to similarity of use rights and intensity of
development. In turn, the chapters are divided into sections, with each zone being dealt with as a
section. As many of the applicable development rules as possible are contained in the section
concerned, but general rules and definitions that apply to all zones and the zoning scheme in general
are contained in Part IV.
City of Cape Town Zoning Scheme
September 2012
35
Single Residential Zone 1: Conventional Housing (SR1)
CHAPTER 5: SINGLE RESIDENTIAL ZONES
The single residential zones are designed to provide locations for predominantly single-family
dwelling houses in low- to medium-density neighbourhoods, with a safe and pleasant living
environment. There are controlled opportunities for home employment, additional dwellings and low
intensity mixed-use development on a single residential property. In recognition of the different
socio-economic circumstances of the city there are two single residential zones, one for conventional
housing and one for incremental housing (where upgrading of informal settlements is encouraged).
5.1
SINGLE RESIDENTIAL ZONE 1: CONVENTIONAL HOUSING (SR1)
Purpose
The SR1 zone provides for predominantly single-family dwelling houses and additional use rights in
low- to medium-density residential neighbourhoods, whether these incorporate small or large erven.
Limited employment and additional accommodation opportunities are possible as primary or consent
uses, provided that the impacts of such uses do not adversely affect the surrounding residential
environment.
Use of the property
5.1.1
The following use restrictions apply to properties in this zone:
(a)
Primary uses are dwelling house, private road and additional use rights as specified in
subsection (b).
(b)
Additional use rights which may be exercised by the occupant of a property are home
occupation, bed and breakfast establishment and home child care, subject to the
following conditions:
(i)
Only one of the activities listed as additional use rights shall be conducted on any
land unit as a primary use. Where more than one such activity is required,
Council’s approval shall be obtained;
(ii)
The dominant use of the property shall be a dwelling house for accommodation
of a single family;
(iii)
The proprietor of the activity concerned shall live on the property;
(iv)
The conditions stipulated in section 5.1.3, 5.1.4, or 5.1.5 (whichever is
applicable) shall be adhered to;
(v)
Any new structure or alteration to the property to accommodate an additional
use right shall be compatible with the residential character of the area,
particularly with regard to the streetscape, and shall be capable of reverting to
use as part of the dwelling house, second dwelling or outbuilding concerned; and
(vi)
No more than three employees shall be engaged by the occupant in the activity
concerned.
(c)
Consent uses are utility service, place of instruction, place of worship, house shop,
institution, guest house, rooftop base telecommunication station, wind turbine
infrastructure, open space, urban agriculture, second dwelling and halfway house.
Development rules
5.1.2
The following development rules apply:
(a)
Floor factor
The maximum floor factor is determined in accordance with the area of the land unit as
shown in the following ‘Table of floor factor, floor space, height and building lines in
Single Residential Zone 1’.
City of Cape Town Zoning Scheme
September 2012
36
Single Residential Zone 1: Conventional Housing (SR1)
(b)
Floor space
The maximum floor space, if applicable, to all buildings on a land unit is determined in
accordance with the following ‘Table of floor factor, floor space, height and building lines
in Single Residential Zone 1’.
(c)
Height
(i)
The maximum height of a building, measured from the base level to the wallplate
and top of the roof, shall be determined in accordance with the area of the land
unit as shown in the following ‘Table of floor factor, floor space, height and
building lines in Single Residential Zone 1’;
(ii) Where a building is permitted in this zone within 3 m of a common boundary, the
height will be limited to 4 m measured from base level to top of roof.
(iii) Notwithstanding the provisions in subsection (c)(ii), within the first 12 m along a
common boundary measured perpendicular from the street boundary line and
where a building is not set back from such common boundary, the height is
determined in accordance with the ‘Table of floor factor, floor space, height and
building lines in Single Residential Zone 1’;
(iv) Earth banks and retaining structures are subject to section 18.6.
(d)
Building lines
The street and common boundary building lines are determined in accordance with the
area of the land unit as shown in the ‘Table of floor factor, floor space, height and
building lines in Single Residential Zone 1’, subject to:
(i) the general building line encroachments in section 18.1;
(ii) where more than four dwelling units are attached to each other, Council may
require a common boundary building line of 1 m between a batch of four attached
dwelling units and any adjacent dwelling unit; and
(iii) further restrictions stipulated in subsections (e) and (f) as applicable.
Table of floor factor, floor space, height and building lines
in Single Residential Zone 1
Land unit
area (m²)
Floor
factor
Maximum
floor space
>2 000
>1 000 up to
2 000
>650 up to
1 000
>350 up to
650
N/a
N/a
1 500 m2
1 500 m2
Maximum
height above
base level
To
To top
wallof roof
plate
9,0 m
11,0 m
9,0 m
11,0 m
N/a
1 500 m2
9,0 m
1,0
N/a
8,0 m
City of Cape Town Zoning Scheme
Street
boundary
building
line
Common
boundary
building line
6,0 m
4,5 m
6,0 m
3,0 m
11,0 m
3,5 m
3,0 m
10,0 m
3,5 m
0,0 m for first
12,0 m measured
perpendicular from
street boundary
and 0,0 m for 60%
of total remaining
linear distance
along all common
boundaries around
land unit and 3,0 m
for remainder,
subject to
subsection d(iii).
September 2012
37
Single Residential Zone 1: Conventional Housing (SR1)
>200 up to
350
≤200
(e)
1,0
N/a
8,0 m
10,0 m
3,5 m
1,0
N/a
8,0 m
10,0 m
1,0 m
0,0 m for first
12,0 m measured
perpendicular from
street boundary
and 0,0 m for 60%
of total remaining
linear distance
along all common
boundaries around
land unit and 3,0 m
for remainder;
subject to
subsection d(ii) and
d(iii).
Window and door placement
Any portion of a building which contains an external window or door facing onto a
common boundary shall:
(i)
be set back a distance of at least 1,5 m away from such boundary; and
(ii)
the portion of building to be set back from the boundary shall include the door or
window, together with such additional length of wall as is required to make up a
total minimum length of 3 m.
(f)
(g)
Garages, carports and outbuildings
(i)
A garage, carport and outbuildings are permitted within the common boundary
building line provided that the garage and carport do not:
(aa) extend higher than 3,5 m from base level to top of roof;
(bb) contain more than a double garage façade; and
(cc) exceed a width of 6,5 m.
(ii)
For land units of 650 m² and less, a garage or carport is permitted up to 1,5 m
from the street boundary provided the garage or carport:
(aa) is not higher than 3,5 m from base level to top of roof;
(bb) does not contain more than a double garage façade; and
(cc) does not exceed a width of 6,5 m.
(iii)
For land units exceeding 650 m², a garage or carport shall not be closer than 5 m
from the street boundary, notwithstanding the street building line.
(iv)
Notwithstanding subsection (f)(ii) and (iii), a garage or carport may be erected
within the street boundary building line if, in the opinion of Council, compliance
with the street boundary building line will not be practical due to steep slopes of
the ground between the road and the property concerned. Council will determine
the street boundary building line in such a case.
Parking and access
Parking and access shall be provided on the land unit in accordance with Chapter 19.
Home occupation
5.1.3
In addition to subsection 5.1.1(b), the following conditions shall apply where a portion of
property is used for purposes of home occupation:
(a) No home occupation shall include a noxious trade, risk activity, adult entertainment
business, adult services, adult shop, sale of alcoholic beverages, motor repair garage,
funeral parlour or activities that are likely to generate a public nuisance, including but
City of Cape Town Zoning Scheme
September 2012
38
Single Residential Zone 1: Conventional Housing (SR1)
(b)
(c)
(d)
(e)
(f)
(g)
(h)
(i)
(j)
(k)
not limited to panel beating and spray painting, auto electrician, builders yard, welding
works, joinery;
Only goods which have been produced or assembled in the home occupation may be
sold from the property;
No goods for sale shall be publicly displayed and no external evidence of the home
occupation shall be visible from a public street, except for an advertising sign in
accordance with subsection (d);
No advertising sign shall be displayed other than a single, un-illuminated sign or notice
not projecting over a public street in accordance with Council’s Outdoor Advertising and
Signage by-law, and such sign shall not exceed 0,2 m² in area;
No activities shall be carried out which constitute or are likely to constitute a source of
public nuisance, or generate waste material which may be harmful to the area or which
requires special waste removal processes;
Off-street parking shall be provided at a ratio of 1 parking bay per 25 m² area used for
home occupation unless Council’s approval is obtained to waive this requirement.
Council may at any stage require additional on-site parking where parking is not
sufficient;
The total area used for all home occupation activity on a land unit, including storage,
shall not consist of more than 25% of the total floor space of the dwelling units on the
land unit or 50 m², whichever is the lesser area;
The storage of all goods and equipment connected with the home occupation shall be
inside a building or screened from neighbours and the public street;
Not more than two vehicles may be used in connection with a home occupation, and no
one vehicle shall exceed 3 500 kg gross weight;
The hours of operation shall not extend beyond 08:00 to 17:30 on Mondays to Fridays,
and from 08:00 to 13:00 on Saturdays, and shall not include public holidays or Sundays;
and
Council may, at any stage, call for a cessation of the home occupation activity or impose
conditions in order to minimise any potential nuisance to surrounding neighbours or the
general public.
Bed and breakfast establishment
5.1.4
In addition to subsection 5.1.1(b), the following conditions shall apply where a portion of
property is used as a bed and breakfast establishment, or where rooms are let to lodgers:
(a) No more than 3 rooms per land unit shall be used for bedroom accommodation for
paying guests or lodgers, and no more than 6 paying guests or lodgers shall be supplied
with lodging or meals at any time;
(b) No alcoholic beverages shall be sold except to resident guests for consumption on the
premises with meals;
(c) Guest rooms shall not be converted to, or used as, separate self-catering dwelling units;
(d) Meals may only be supplied to guests or lodgers who have lodging on the property,
employees, and the family residing in the dwelling;
(e) No advertising sign shall be displayed other than a single un-illuminated sign or notice
not projecting over a public street in accordance with Council’s Outdoor Advertising and
Signage by-law, and such sign shall not exceed 0,5 m² in area;
(f) Weddings, receptions, conferences, training or any similar activities are not permitted
from a bed and breakfast establishment;
(g) No activities shall be carried out which constitute, or are likely to constitute, a source of
public nuisance; and
(h) On-site parking shall be provided in accordance with the provisions of Chapter 19,
provided that Council may at any stage require additional on-site parking if, in its
opinion, the parking is not sufficient.
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Single Residential Zone 1: Conventional Housing (SR1)
Home child care
5.1.5
In addition to subsection 5.1.1(b), the following conditions shall apply where a portion of
property is used for home child care:
(a) No more than 6 children shall be enrolled at the home child care facility at any time;
(b) Services shall be primarily day care or educational and not medical;
(c) Services shall not operate outside the hours of 07:00 to 18:00 on Mondays to Fridays,
and from 08:00 to 13:00 on Saturdays, and shall not include public holidays or Sundays;
(d) Indoor and outdoor play space shall be provided in accordance with any health
requirement or a policy plan as might be approved by Council from time to time, and
outdoor play space shall be fenced off from any public street;
(e) No advertising sign shall be displayed, other than a single un-illuminated sign or notice
in accordance with Council’s Outdoor Advertising and Signage by-law, not projecting
over a public street, and such sign shall not exceed 0,5 m² in area; and
(f) At least one off-street parking bay shall be provided, plus one additional parking bay
which is suitable for the use of parents to drop off or collect their children, unless
Council’s approval is obtained to waive this requirement. Council may at any stage
require additional on-site parking where parking is not sufficient.
City of Cape Town Zoning Scheme
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Single Residential Zone 2: Incremental Housing (SR2)
5.2
SINGLE RESIDENTIAL ZONE 2: INCREMENTAL HOUSING (SR2)
Purpose
The SR2 zone facilitates upgrading and incremental housing from an informal settlement to a formal
settlement. SR2 may apply to individual land units or to blocks containing an informal settlement. In
recognition of the realities of poor and marginalised communities, development rules are not very
restrictive and local employment generation is encouraged within this zone. Once upgrading of an
area has reached an appropriate stage, as determined by Council, it is contemplated that the area
may be rezoned to SR1 or another appropriate zone. All properties zoned as Informal Residential
Zone in former zoning schemes are converted to SR2 in this scheme.
Use of the property
5.2.1
The following use restrictions apply to property in this zone:
(a)
Primary uses are dwelling house, second dwelling, utility service, private road, urban
agriculture, open space and additional use rights as specified in subsection (b).
(b)
Additional use rights which may be exercised by the occupant of any unit of
accommodation are shelter, house shop, home occupation, bed and breakfast
establishment, home child care, informal trading and any educational, religious,
occupational or business purpose, provided that:
(i) The dominant use of the unit shall remain residential;
(ii) No noxious trade, risk activity, adult entertainment business, adult services or
adult shop are permitted;
(iii) No activities shall be carried out which constitute or are likely to constitute a
source of nuisance, including the use of equipment that generates excessive noise,
or any activity which results in the generation of dust, fumes, smoke, or waste
material which could be detrimental to health, or which requires special waste
removal processes;
(iv) Council may, at any stage, call for a cessation of the land use or activity, or impose
conditions in order to minimise any potential nuisance to surrounding neighbours
or the general public; and
(v) The development rules stipulated in section 5.1.3, 5.1.4, 5.1.5, 5.2.3, 5.2.4 and
5.2.5, whichever is applicable, shall be adhered to.
(c)
Consent uses are group housing, boarding house, place of worship, institution, clinic,
place of assembly, place of instruction, office, restaurant, guest house, place of
entertainment, service trade, authority use, rooftop base telecommunication station,
wind turbine infrastructure and halfway house.
(d)
Multiple uses and buildings where no formal township exists
Notwithstanding that primary uses, additional use rights and consent uses in this zone
may be expressed in the singular, more than one such use is permitted where
(i)
no formal township has been established legally; or
(ii)
it is not possible to identify individual land units.
Development rules
5.2.2
The following development rules apply:
(a)
Floor factor
The maximum floor factor for all buildings on a property is 1,0.
City of Cape Town Zoning Scheme
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Single Residential Zone 2: Incremental Housing (SR2)
(b)
Height
(i)
(ii)
(iii)
(c)
The maximum height of a building, measured from base level to the wallplate,
shall be 6 m for dwelling units and 8 m for all other buildings;
The maximum height of a building, measured from base level to the top of the
roof, shall be 8 m for dwelling units and 10 m for all other buildings.
Earth banks and retaining structures are subject to section 18.6.
Building lines where a formal township exists
The following building lines apply to buildings, including shelters, on land units zoned
SR2 that have been subdivided in a formal township and where the subdivision has been
confirmed in terms of planning law or other relevant law:
(i)
Street boundary building line: 1 m;
(ii)
Common boundary building line: 0 m for 60% of the total linear distance along
all common boundaries around the land unit and 1 m for the remainder,
provided that:
(aa) where more than 4 dwelling units are attached to each other, Council may
require a common boundary building line of 1 m between a batch of 4
attached dwelling units and any adjacent dwelling unit, and
(bb) no doors or windows shall be erected in a wall that is less than 1 m from a
common boundary.
(iii) No more than 2 shelters shall be attached to each other without a space of at least
2,5 m between such shelters and any other building or shelter on the land unit, or
on any adjacent land unit; and
(iv) The general building line encroachments in section 18.1 also apply.
(d)
Building lines where no formal township exists
The following building lines apply to buildings, including shelters, on a property that has
not been subdivided as part of a formal township:
(i)
Street boundary building line: Every building or shelter shall be set back at least
1 m from a street, road or the edge of a temporary road or thoroughfare, as
determined by Council;
(ii) Common boundary building line: 3 m on the perimeter of the property as
determined by Council;
(iii) Where more than 4 dwelling units or shelters are attached to each other Council
may require a space of 2,5 m between such dwellings or shelters and any other
building or shelter on the property concerned or any adjacent property; and
(iv) The general building line encroachments in section 18.1 also apply.
(e)
Parking and access
(i)
Parking shall be provided on a property in accordance with the following ‘Table of
parking requirement in Single Residential Zone 2’:
Table of Parking requirement in Single Residential Zone 2
Use of property
Shelter
Dwelling house
Second dwelling, home occupation
Other primary or consent uses
(ii)
Parking requirement
None
One bay, if required by Council
(None on erven <100 m2)
None
As required by Council
The provisions of Chapter 19, which relate to parking and access, do not apply in
this zone.
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Single Residential Zone 2: Incremental Housing (SR2)
House shop
5.2.3
The following conditions apply to a house shop:
(a) The extent and position of the retail component shall be clearly defined on a plan, and
excluding any toilet or change room, shall not exceed 40 m² or 40% of the total floor
space of the dwelling, whichever is the lesser area;
(b) In addition to the house shop, the property shall contain a dwelling which shall be
occupied by the proprietor of the house shop;
(c) Any new structure, or alteration to the existing dwelling house, second dwelling or
outbuilding, shall conform to the residential character of the area;
(d) No more than three persons in total shall be engaged in retail activities on the property,
including the occupant or occupants and any assistants;
(e) Only one un-illuminated sign is permitted in accordance with Council’s Outdoor
Advertising and Signage by-law, which shall be affixed to the wall of the house shop or
boundary wall, and shall not exceed 0,5 m² in area;
(f) The following are not permitted in a house shop: sale of alcoholic beverages, storage or
sale of fireworks, storage of gas for sale, sale of gas containers, vending machines,
gaming machines, video games or pool tables;
(g) The area used for a house shop may not open directly onto a bedroom or toilet, and no
goods which will be sold from the house shop may be stored in a bedroom or toilet;
(h) No animals are permitted in the area used for a house shop;
(i) The house shop shall be adequately ventilated and illuminated, and if perishable food is
sold, Council may require refrigeration to be provided;
(j) The house shop shall not operate outside the hours of 07:00 to 21:00 on Mondays to
Saturdays and 08:00 to 13:00 on public holidays or Sundays; and
(k) Not more than one vehicle may be used in connection with a house shop and shall not
exceed 3 500 kg gross weight, including delivery vehicles.
Shelter
5.2.4
The following conditions apply to a shelter:
(a) It shall be the sole responsibility of the occupant or owner of the shelter to ensure the
structural, habitability, fire resistance or other standards of a shelter; and
(b) Any occupant or owner of a shelter who is instructed by Council to take action to
remedy a public safety, health or fire risk, and who fails to do so, shall be guilty of an
offence in terms of planning law.
Informal trading
5.2.5
Informal trading is permitted on land which has been set aside as a road reserve or identified
by Council as a future road reserve provided that:
(a) no permanent structures are erected on the land;
(b) there is no interference with pedestrian or vehicular movement, or with any municipal
utility services; and
(c) there is no threat to public health or safety.
Land constructed as or identified for roads
5.2.6
No building or shelter shall be erected on land which has been constructed as a road or
identified by Council as a future road.
Land used as or identified for firebreaks
5.2.7
No building or shelter shall be erected on land which has been used, identified or demarcated
by Council as a firebreak on a site development plan approved by Council.
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Single Residential Zone 2: Incremental Housing (SR2)
Approval of building plans
5.2.8
Notwithstanding the fact that individual land units may not have been created or transferred
to individuals, Council may approve building plans in terms of the National Building Act for a
building relating to a primary use or consent use, except a shelter, provided Council is
satisfied that:
(a) the proposed building is acceptable as a permanent structure in terms of location and
use, taking into account any plans to upgrade the area; and
(b) the applicant has permission from the owner of the land to erect the building.
City of Cape Town Zoning Scheme
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General Residential Subzone 1: Group Housing (GR1)
CHAPTER 6: GENERAL RESIDENTIAL ZONES
The general residential zones are designed to provide a healthy, safe, and pleasant environment for
urban living at higher densities, in order to promote efficient urban development, manage the
pressure of urban growth and reduce urban sprawl. Different zones and subzones permit different
levels of development intensity, particularly relating to height and floor space. Within these zones
there are controlled opportunities for home employment and low-intensity mixed-use development.
6.1
GENERAL RESIDENTIAL SUBZONE 1: GROUP HOUSING (GR1)
Purpose
The GR1 zone encourages group housing, which is a medium-density form of residential
development, where attention is given to aesthetics, architectural form and the inter-relationship
between different components of the development. Opportunities are included for low-rise flats
within a group housing project. GR1 also accommodates dwelling houses that are not part of a group
housing scheme.
Use of the property
6.1.1
The following use restrictions apply to property in this zone:
(a)
Primary uses are dwelling house, group housing, private road, open space and
additional use rights as specified in subsection (b).
(b)
Additional use rights are flats subject to the development rules in section 6.1.4 and
home occupation subject to the restrictions in section 6.1.5.
(c)
Consent uses are utility service, home child care and rooftop base telecommunication
station.
Development rules for group housing
6.1.2
The following development rules apply to group housing:
(a)
Design principles
All buildings and structures shall be planned, designed and built as a harmonious
architectural entity and special attention shall be given to aesthetics, architectural coordination, urban design and landscaping.
(b)
Density
The maximum gross density on a group housing site shall be 35 dwelling units per
hectare.
(c)
Height
(i)
(ii)
(d)
The maximum height of a building, measured from base level to the top of the
wallplate, shall be 8 m, and to the top of the roof shall be 10 m.
Earth banks and retaining structures are subject to section 18.6.
Open space
Within a group housing site, outdoor space of at least 50 m² per dwelling unit shall be
provided, which may include private or communal open space or any functional outdoor
space which is inaccessible for motor vehicles, but excludes roads, service yards and
parking areas.
City of Cape Town Zoning Scheme
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General Residential Subzone 1: Group Housing (GR1)
(e) Building lines along the perimeter of a group housing site
The following building lines apply along the perimeter of a group housing site:
(i) A street boundary building line of 5 m applies where the group housing site abuts
an external public street.
(ii) Common boundary building lines of 3 m applies along the perimeter of the group
housing site.
(iii) The general building line encroachments in section 18.1 apply.
(f)
Building lines within a group housing site
The following building lines apply within a group housing site:
(i) Street boundary building lines on internal roads are 0 m; provided that any garage
door facing the road shall be set back at least 5 m from the kerb of such internal
road.
(ii) Common boundary building lines within the group housing site are 0 m unless
Council requires a building line for fire-fighting purposes, in which case the
common boundary building lines shall be 3 m.
(iii) The general building line encroachments in section 18.1 apply.
(g)
Parking and access
(i)
(ii)
Parking and access shall be provided in accordance with Chapter 19.
Parking may be provided at the group houses concerned, or part of the required
parking at some of the group houses and the remainder in the form of communal
parking, or the entire requirement may be provided in the form of communal
parking.
Site development plan
6.1.3
A site development plan of the proposed group housing scheme shall be submitted to Council
for approval as provided for in section 18.3, whereafter the development of the group housing
site shall be substantially in accordance with the approved site development plan.
Flats as an Additional use right in a group housing scheme
6.1.4
The following conditions apply to flats as an additional use right in this zone:
(a) The flats shall form an integrated part of the group housing site and shall comply with
the development rules for group housing;
(b) The total floor space of flats shall not exceed 40% of the total floor space of all buildings
on the group housing site; and
(c) The open space requirement for dwelling units in a group housing site shall apply.
Home occupation as an Additional use right in a group housing scheme
6.1.5
The following conditions apply to home occupation as an additional use right in this zone:
(a) The owner shall obtain the written consent of the relevant Owners’ Association or all the
owners within such group housing scheme if the Owners’ Association is not functioning;
and
(b) The provisions of section 5.1.3 shall apply.
Development rules for a dwelling house outside a group housing scheme
6.1.6
A dwelling house that does not form part of a group housing scheme is exempt from the
development rules for group housing.
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General Residential Subzone 1: Group Housing (GR1)
6.1.7
The following conditions apply to a dwelling house that does not form part of a group housing
scheme:
(a) A second dwelling is permitted subject to the provisions for a second dwelling in Local
Business Zone 1;
(b) Additional use rights and consent uses applicable to a dwelling house in Single
Residential Zone 1 shall also apply to a dwelling house in this zone;
(c) The development rules for erven greater than 350 m² and not exceeding 500 m² as
stipulated in the ‘Table of coverage, height, floor space and building lines in Single
Residential Zone 1’ in section 5.1.2 shall apply;
(d) Parking and access shall be provided on the land unit in accordance with Chapter 19;
and
(e) The requirements for garages and carports in Single Residential Zone 1 shall apply.
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General Residential Subzones GR2–GR6
6.2
GENERAL RESIDENTIAL SUBZONES GR2, GR3, GR4, GR5 & GR6
Purpose
The GR zones promote higher-density residential development, including blocks of flats. Different
development rules apply to different subzones, particularly with regard to height and floor space, in
order to accommodate variations of built form. GR2 accommodates flats of relatively low height and
floor space, GR3 and GR4 cater for flats of medium height and floor space, while GR5 and GR6
accommodate high-rise flats. The dominant use is intended to be residential, but limited mixed-use
development is possible.
Use of the property
6.2.1
The following use restrictions apply to property in these subzones:
(a)
Primary uses subject to subsection (c) are dwelling house, second dwelling, group
housing, boarding house, flats, private road and open space.
(b)
Consent uses subject to subsection (c) are utility service, place of instruction, place of
worship, institution, hospital, place of assembly, home occupation, shops, hotel,
conference facility, guest house and rooftop base telecommunication station.
(c)
Notwithstanding the primary and consent uses specified in subsection (a) and (b), if the
only vehicle access to the property is from an adjacent road reserve that is less than
9 m wide, no building is permitted other than a dwelling house or second dwelling.
Development rules for flats, boarding houses and hotels
6.2.2
The following development rules apply to flats, boarding houses and hotels:
(a)
Coverage
The maximum coverage for all buildings on the land unit in each subzone is determined
in accordance with the following ‘Table of coverage, height and floor factor in General
Residential Subzones GR2-GR6’.
(b)
Floor factor
The maximum floor factor for all buildings on the land unit in each subzone shall be
determined in accordance with the following ‘Table of coverage, height and floor factor
in General Residential Subzones GR2-GR6’.
(c)
Height
(i)
(ii)
The maximum height of a building, measured from the base level to the top of the
roof, shall be determined in accordance with the following ‘Table of coverage,
height and floor factor in General Residential Subzones GR2-GR6’.
Earth banks and retaining structures are subject to section 18.6.
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General Residential Subzones GR2–GR6
Table of coverage, height and floor factor in
General Residential Subzones GR2-GR6
(d)
Subzone
Coverage
Floor factor
Maximum height above base level to
top of roof
GR2
60%
1,0
15,0 m
GR3
60%
1,0
20,0 m
GR4
60%
1,5
24,0 m
GR5
60%
2,5
35,0 m
GR6
60%
5,0
50,0 m
Street centreline setback
Council may require a street centreline setback, in which case:
(i) any flats, boarding houses or hotels shall be set back 8 m from the centre line of
the abutting public street or streets; and
(ii) the provisions of section 18.2 shall apply.
(e)
Building lines
(i)
(ii)
(iii)
No building shall be erected so that any point on the building is nearer to a street
boundary or a common boundary than the distance specified in the following
‘Table of building lines in General Residential Subzones GR2-GR6’, provided that:
(aa) the symbol ‘H’ means the height in metres of the point concerned above
the base level, and
(bb) where two alternative building lines are prescribed, the greater of the two
building lines shall apply.
An outbuilding is permitted within the common boundary building line provided
the outbuilding is not higher than 3,5 m from the base level of the outbuilding to
the top of the roof.
The general building line encroachments in section 18.1 apply.
Table of building lines in General Residential Subzones GR2-GR6
Subzone
GR2
Street boundary building
line
Points up to
Points over
25,0 m
25,0 m
above base
above base
level
level
4,5 m
N/a
GR3
GR4
GR5
City of Cape Town Zoning Scheme
4,5 m
9,0 m
Common boundary building line
Points up to 25,0 m
above base level
Points over 25,0 m
above base level
4,5 m or 0,6 H
(0,0 m up to 15,0 m in
height where
intersecting a street
boundary, for a
distance of 18,0 m
measured
perpendicular from
such street boundary)
4,5 m or 0,6 H
(0,0 m up to 15,0 m in
height where
intersecting a street
boundary, for a
N/a
15,0 m
(0,0 m up to 15,0 m in
height where
intersecting a street
boundary, for a
September 2012
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General Residential Subzones GR2–GR6
GR6
(f)
distance of 18,0 m
measured
perpendicular from
such street boundary)
distance of 18,0 m
measured
perpendicular from
such street boundary)
Parking and access
Parking and access shall be provided on the land unit in accordance with Chapter 19.
(g)
Screening
Council may require screening in accordance with section 18.5.
(h)
Wind mitigation
Council may:
(i) require an assessment of how wind will affect the proposed building and its
surroundings; and
(ii) impose conditions to mitigate adverse wind effects.
Dwelling house and second dwelling
6.2.3
The additional use rights, consent uses and development rules for dwelling house in Single
Residential Zone 1 and second dwelling in Local Business Zone 1 respectively shall apply to a
dwelling house and second dwelling in this zone.
Group housing
6.2.4
The additional use rights and development rules for group housing in General Residential
Zone 1 shall apply to group housing in this zone.
Institution, place of instruction and place of assembly
6.2.5
The development rules which apply to an institution, place of instruction and place of
assembly in section 7.1.2 shall apply to these uses in this zone; provided that where the
institution, place of instruction or place of assembly is situated within a building which is also
used for flats or a boarding house, then the coverage, height and building line requirements
for the flats or boarding house shall apply.
Shops
6.2.6
Council may grant its approval for a shop or shops to be provided within the ground floor of a
block of flats; provided that:
(a) a policy plan for the area in which such property is situated makes provision for mixed
or commercial uses; and
(b) the gross leasable area of the shops does not exceed 1 000 m², or 25% of the floor
space of the ground floor, whichever is the lesser.
City of Cape Town Zoning Scheme
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Community Zone 1: Local (C01)
CHAPTER 7: COMMUNITY ZONES
Community zones are intended for social uses directed at community needs, such as educational,
religious, welfare or health services. Community buildings are important social and urban design
focal points, and prominent architectural forms should be encouraged. There are two community
zones, with CO1 serving predominantly local community needs, and CO2, which caters for a wider
community and potentially a greater intensity of development.
7.1
COMMUNITY ZONE 1: LOCAL (CO1)
Purpose
The CO1 zone provides for local educational, worship and health needs as primary uses, but
allowance is also made for Council to approve other community needs which may have a greater
impact.
Use of the property
7.1.1
The following use restrictions apply to property in this zone:
(a)
Primary uses are place of instruction, place of worship, clinic, rooftop base
telecommunication station and open space.
(b)
Consent uses are institution, hospital, place of assembly, cemetery, freestanding base
telecommunication station and urban agriculture.
Development rules
7.1.2
The following development rules apply:
(a)
Floor factor
The floor factor on a land unit shall not exceed 0,8.
(b)
Coverage
The coverage for all buildings on a land unit shall not exceed 60%.
(c)
Height
(i)
(ii)
(d)
The maximum height of a building, measured from base level to the top of the
roof, is 12 m, provided that there is no height limit for a bell tower, steeple,
minaret or similar architectural feature designed to accentuate the significance of
a building.
Earth banks and retaining structures are subject to section 18.6.
Street boundary building line
The street boundary building line is 5 m, subject to the general building line
encroachments in section 18.1.
(e)
Common boundary building line
Common boundary building lines are 5 m, subject to the general building line
encroachments in section 18.1.
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Community Zone 1: Local (C01)
(f)
Parking and access
Parking and access shall be provided on the land unit in accordance with Chapter 19.
(g)
Loading
Loading bays shall be provided on the land unit in accordance with section 19.4.
(h)
Screening
Council may require screening in accordance with section 18.5.
(i)
Noise mitigation
Council may require the owner to implement noise mitigation measures if excessive
noise is created or likely to be created.
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Community Zone 2: Regional (C02)
7.2
COMMUNITY ZONE 2: REGIONAL (CO2)
Purpose
The CO2 zone provides for a full range of institutional and community needs, which can be of a local
or regional scale, and includes health and welfare as well as religious and educational services.
Use of the property
7.2.1
The following use restrictions apply to property in this zone:
(a)
Primary uses are institution, hospital, place of instruction, place of worship, place of
assembly, rooftop base telecommunication station and open space.
(b)
Consent uses are boarding house, conference facility, cemetery, crematorium, funeral
parlour, freestanding base telecommunication station, wind turbine infrastructure and
urban agriculture.
Development rules
7.2.2
The following development rules apply:
(a)
Floor factor
The floor factor on a land unit shall not exceed 2,0.
(b)
Coverage
The coverage for all buildings on a land unit shall not exceed 60%.
(c)
Height
(i)
(ii)
(d)
The maximum height of a building, measured from base level to the top of the
roof, shall be 18 m, provided that there is no height limit for a bell tower, steeple,
minaret or similar architectural feature designed to accentuate the significance of
a building.
Earth banks and retaining structures are subject to section 18.6.
Street boundary building line
The street boundary building line is 5 m, subject to the general building line
encroachments in section 18.1.
(e)
Common boundary building line
Common boundary building lines are 5 m, subject to the general building line
encroachments in section 18.1.
(f)
Parking and access
Parking on and access to a property shall be provided in accordance with the provisions
of Chapter 19.
(g)
Loading
Loading bays shall be provided on a land unit in accordance with section 19.4.
City of Cape Town Zoning Scheme
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Community Zone 2: Regional (C02)
(h)
Screening
Council may require screening in accordance with section 18.5.
(i)
Noise mitigation
Council may require the owner to implement noise mitigation measures if excessive
noise is created or likely to be created.
City of Cape Town Zoning Scheme
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Local Business Zone 1: Intermediate Business (LB1)
CHAPTER 8: LOCAL BUSINESS ZONES
Intermediate Business Zone creates a suitable interface between business districts and adjacent
residential areas, where low-impact offices and associated uses are permitted, but where higherimpact retail uses are controlled. Local Business Zone 2 is appropriate for local neighbourhood
shops, and allows for a range of compatible land uses.
8.1
LOCAL BUSINESS ZONE 1: INTERMEDIATE BUSINESS (LB1)
Purpose
The LB1 zone provides an intermediate zone, which can act as a buffer or interface between general
business zones or other high-intensity non-residential uses, and residential areas. The dominant
uses should be for residential, office and associated purposes, but limited retail activities are possible
with Council’s approval.
Use of the property
8.1.1
The following use restrictions apply to property in this zone:
(a)
Primary uses are office, dwelling house, boarding house, utility service, flats and
additional use rights as specified in subsection (b).
(b)
Additional use rights which may be exercised by the occupant of a dwelling house
are second dwelling, home occupation or house shop or bed and breakfast
establishment or home child care subject to the development rules in sections 8.1.3,
8.1.4 or 8.1.5, whichever is applicable.
(c)
Consent uses are place of instruction, place of worship, institution, clinic, place of
assembly, guest house, shop, informal trading, service trade, rooftop base
telecommunication station, wind turbine infrastructure and halfway house.
Development rules
8.1.2
The following development rules apply:
(a)
Floor factor
The maximum floor factor is determined in accordance with the area of the land unit as
shown in the following ‘Table of floor factor, height and building lines in Local Business
Zone 1’.
(b)
Height
(i)
(ii)
(iii)
The maximum height of a building, measured from base level to the top of the
wallplate and to the top of the roof, shall be determined in accordance with the
area of the land unit as shown in the following ‘Table of floor factor, height and
building lines in Local Business Zone 1’.
Where a building is permitted in this zone within 3 m of a common boundary,
the height will be limited to 4 m measured from base level to the top of the
roof.
Notwithstanding the provisions in subsection (ii), within the first 12 m along a
common boundary measured perpendicular from the street boundary line and
where a building is not set back from such common boundary, the height is
determined in accordance with the ‘Table of floor factor, floor space, height,
and building lines in Single Residential Zone 1’.
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Local Business Zone 1: Intermediate Business (LB1)
(iv)
(c)
Earth banks and retaining structures are subject to section 18.6.
Building lines
The street and common boundary building lines are determined in accordance with the
area of the land unit as shown in the following ‘Table of floor factor, height and
building lines in Local Business Zone 1’, subject to:
(i) the general building line encroachments in section 18.1; and
(ii) provisions relating to garages and carports as stipulated in subsection (d).
Table of floor factor, height and building lines in Local Business Zone 1
Land unit area
(m²)
Floor
factor
>1 000
>650 up to 1 000
>350 up to 650
1,0
1,0
1,0
>200 up to 350
≤200
1,0
1,0
(d)
8,0 m
8,0 m
10,0 m
10,0 m
Street
boundary
building
line
3,5 m
3,5 m
3,5 m
3,5 m
1,0 m
Common boundary
building line
3,0 m
3,0 m
0,0 m for first 12,0 m
measured perpendicular
from street boundary and
0,0 m for 60% of total
remaining linear distance
along all common
boundaries around land
unit and 3,0 m for
remainder, subject to
subsection d(iii).
0,0 m for first 12,0 m
measured perpendicular
from street boundary and
0,0 m for 60% of total
remaining linear distance
along all common
boundaries around land
unit and 3,0 m for
remainder; subject to
subsection d(ii) and d(iii).
Garages and carports
(i)
(ii)
(iii)
(e)
Maximum height
above base level
To
To top of
wallplate
roof
9,0 m
11,0 m
9,0 m
11,0 m
8,0 m
10,0 m
A garage or carport is permitted within the common boundary building line
provided the garage or carport:
(aa) does not extend higher than 3,5 m from base level to the top of the roof;
and
(bb) does not contain more than a double garage façade with a maximum
width of 6,5 m.
For land units of 650 m² and less, a garage or carport is permitted up to 1,5 m
from the street boundary provided the garage or carport:
(aa) is not higher than 3,5 m from base level to the top of the roof; and
(bb) does not contain more than a double garage facade with a maximum
width of 6,5 m.
For land units exceeding 650 m², a garage or carport shall not be closer than 5 m
from the street boundary, notwithstanding the street building line.
Parking and access
Parking and access shall be provided on a land unit in accordance with Chapter 19.
City of Cape Town Zoning Scheme
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Local Business Zone 1: Intermediate Business (LB1)
(f)
Loading
Loading bays shall be provided on a land unit in accordance with section 19.4.
(g)
Screening
Council may require screening in accordance with section 18.5.
Home occupation, bed and breakfast establishment and home child care
8.1.3
The conditions for a home occupation, bed and breakfast establishment or home child care in
this zone shall be the same as those of Single Residential Zone 1.
Second dwelling
8.1.4
The following conditions shall apply to a second dwelling:
(a) Total floor space of a second dwelling may not exceed the total floor space of the main
dwelling unit without the approval of Council. The floor space of ancillary buildings is
excluded from this provision;
(b) A second dwelling shall be constructed in a style that is similar to the architecture of
the main dwelling house;
(c) A second dwelling that is a separate structure to a main dwelling house shall not
exceed a height of 6 m measured from base level to the wall plate and 8 m to the top
of the roof;
(d) A second dwelling that is contained within the same building as a main dwelling house
shall be designed so that the building appears as a single dwelling house; both units
may have a ground floor, or one unit may be on the ground floor and the other unit
above;
(e) The existence of a second dwelling shall not in itself be sufficient reason for Council to
grant an application in terms of planning law to subdivide the land unit containing the
dwelling units;
(f) The construction of a second dwelling shall be subject to Council’s municipal services
departments certifying that capacity is available on the services network in the specific
area; and
(g) Prior to the submission and approval of a building plan for a second dwelling, all
property owners that abut or share a common boundary or erf peg with the subject
property must be notified of the intention to construct the second dwelling and give
their written consent. In the event that such written consent is not obtained the owner
will have to apply for Council’s approval to erect a second dwelling.
House shop
8.1.5
The following conditions apply to a house shop:
(a) The extent and position of the retail component shall be clearly defined on a building
plan, and excluding any toilet or change room, shall not exceed 40 m² or 40% of the
total floor space of the dwelling, whichever is the lesser area;
(b) In addition to the house shop, the property shall contain a dwelling which shall be
occupied by the proprietor of the house shop;
(c) Any new structure, or alteration to the existing dwelling house, second dwelling or
outbuilding, shall conform to the residential character of the area;
(d) No more than three persons in total shall be engaged in retail activities on the property,
including the occupant or occupants and any assistants;
(e) Only one un-illuminated sign is permitted in accordance with Council’s Outdoor
Advertising and Signage by-law, which shall be affixed to the wall of the house shop or
boundary wall, and shall not exceed 0,5 m² in area;
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Local Business Zone 1: Intermediate Business (LB1)
(f)
(g)
(h)
(i)
(j)
(k)
The following are not permitted in a house shop unless the approval of Council is
obtained: sale of alcoholic beverages, storage or sale of fireworks, storage or sale of
gas and gas containers, vending machines, gaming machines, video games or pool
tables;
The area used for a house shop may not open directly onto a bedroom or toilet, and no
goods which will be sold from the house shop may be stored in a bedroom or toilet;
No animals are permitted in the area used for a house shop;
The house shop shall be adequately ventilated and illuminated, and if perishable food is
sold, Council may require refrigeration to be provided;
The house shop shall not operate outside the hours of 07:00 to 21:00 on Mondays to
Saturdays and 08:00 to 13:00 on public holidays or Sundays; and
No more than one vehicle may be used in connection with a house shop and such
vehicle shall not exceed 3 500 kg gross weight, including delivery vehicles.
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Local Business Zone 2: Local Business (LB2)
8.2
LOCAL BUSINESS ZONE 2: LOCAL BUSINESS (LB2)
Purpose
The LB2 zone provides for low-intensity commercial and mixed-use development which serves local
needs for convenience goods and personal services. Limitations are placed on the scale of such
development so that it is capable of integration into the adjacent residential neighbourhood without
adversely affecting the amenity of the neighbourhood.
Use of the property
8.2.1
The following use restrictions apply to property in this zone:
(a)
Primary uses are shop, office, dwelling house, second dwelling, boarding house, bed
and breakfast establishment, flats, place of instruction, place of worship, institution,
clinic, guest house, service trade, utility service, rooftop base telecommunication
station, private road and open space.
(b)
Consent uses are place of assembly, informal trading, restaurant, sale of alcoholic
beverages, place of entertainment, adult shop, business premises, supermarket, plant
nursery, hotel, conference facility, motor repair garage, service station, authority use,
freestanding base telecommunication station, wind turbine infrastructure transport use
and multiple parking garage.
Development rules
8.2.2
The following development rules apply:
(a)
Floor factor
The floor factor on a land unit shall not exceed 1,0.
(b)
Coverage
The coverage for all buildings on a land unit shall not exceed 75%.
(c)
Height
(i)
(ii)
(d)
The maximum height of a building, measured from base level to the top of the
roof, shall be 12 m.
Earth banks and retaining structures are subject to section 18.6.
Street centreline setback
Council may require a street centreline setback, in which case:
(i) all buildings or structures on the land unit shall be set back 8,0 m from the centre
line of the abutting public street or streets; and
(ii) the provisions of section 18.2 shall apply.
(e)
Street boundary building line
The street boundary building line is 0 m, subject to:
(i) the street centreline setback restriction;
(ii) minor architectural and sunscreen features may project beyond the street
boundary building line provided that such features do not project more than
250 mm beyond the street boundary; and
(iii) for service stations the street boundary building line is 5 m subject to the general
building line encroachments in section 18.1.
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Local Business Zone 2: Local Business (LB2)
(f)
Common boundary building line
The common boundary building lines are 0 m.
(g)
Canopy projection
Council may approve a canopy projection over the street boundary in accordance with
the following conditions:
(i) The canopy shall not project nearer than 500 mm to a vertical plane through the
kerb line or proposed kerb line;
(ii) No portion of a canopy projection shall be less than 2,8 m above the pavement;
(iii) Council may lay down more restrictive requirements relating to the dimensions,
design and materials of the canopy; and
(iv) The owner shall enter into an encroachment agreement with Council.
(h)
Street corners
Council may require that the owner of a building which is to be situated at a public
street corner, and which Council considers to be significant, shall incorporate in the
building architectural features which focus visual interest on the corner, and which
emphasize the importance of pedestrian movement around the corner; and such
features may include building cut-offs, walk-through covered arcades, plazas or other
elements.
(i)
Parking and access
Parking and access shall be provided on the land unit in accordance with Chapter 19.
(j)
Loading
Loading bays shall be provided on the land unit in accordance with section 19.4.
(k)
Screening
Council may require screening in accordance with section 18.5.
Service station and motor repair garage
8.2.3
The following additional development rules apply to a service station and motor repair
garage:
(a) Any part of the property of a service station or motor repair garage which is used for
the repair of motor vehicles, the storage of inoperable motor vehicles or parts of motor
vehicles, empty containers such as oil drums and packing cases, or any other scrap,
shall be enclosed with a solid screen wall at least 2 m high, or contained in a building;
(b) Any service station or motor repair garage that supplies fuel shall comply with the
following access requirements:
(i) The width of motor vehicle carriageway crossings over the street boundary,
whether one-way or two-way, shall not exceed 8 m;
(ii) A wall, at least 100 mm thick and 350 mm high, shall be erected on the street
boundary between different motor vehicle carriageway crossings, and the wall
shall continue along such boundary unless the property is otherwise enclosed;
(iii) The motor vehicle carriageway crossings shall be limited to two per site unless the
total length of a street boundary exceeds 30 m, in which case one additional
motor vehicle carriageway crossing may be permitted;
(iv) At the point where it crosses the street boundary, a motor vehicle carriageway
crossing shall not be closer than:
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Local Business Zone 2: Local Business (LB2)
(aa)
(v)
30 m to the intersection of a metropolitan road and with any other road of
a like status;
(bb) 30 m to the nearest point of an intersection where traffic is controlled, or
is proposed to be controlled, by a traffic signal or traffic island;
(cc)
10 m from the corner of an intersection not referred to above, if such
intersection is not splayed, or 5 m from the point where the splay meets
the street boundary if such intersection is splayed;
(dd) 1,5 m from a side boundary;
No fuel pump shall be erected so that the base or island on which the pump
stands is less than 3,5 m from the nearest street boundary.
Informal trading
8.2.4
Informal trading shall only be permitted on sites demarcated for informal trading in terms of
Council’s by-law on informal trading.
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General Business Subzones GB1–GB7
CHAPTER 9: GENERAL BUSINESS AND MIXED USE ZONES
The general business zones are designed to promote economic development in business districts
and development corridors, and include a wide range of land uses such as business, residential and
community uses, although industrial development is restricted. By contrast, the mixed zones are
suitable for completely mixed areas in terms of land use, including industrial, business and
residential development. Such mixed zones need to be applied with care to ensure that conflict
between residential and industrial development is minimised.
9.1
GENERAL BUSINESS SUBZONES GB1, GB2, GB3, GB4, GB5, GB6 & GB7
Purpose
The GB zones provide for general business activity and mixed-use development of a medium to high
intensity. Different development rules apply to the different subzones of GB1-GB7, particularly with
regard to permitted height and floor space, in order to accommodate variations of built form within
the city. Very few restrictions relate to use because the aim is to encourage a range of uses, but
industry is not permitted.
Use of the property
9.1.1
The following use restrictions apply to property in this zone:
(a)
Primary uses are business premises, dwelling house, second dwelling, boarding
house, flats, place of instruction, place of worship, institution, hospital, place of
assembly, place of entertainment, hotel, conference facility, service trade, authority
use, utility service, rooftop base telecommunication station, multiple parking garage,
private road and open space.
(b)
Consent uses are adult shop, adult entertainment business, adult services, informal
trading, expo centre, motor repair garage, warehouse, freestanding base
telecommunication station, wind turbine infrastructure, transport use, helicopter landing
pad and service station.
Development rules
9.1.2
The following development rules apply:
(a)
Coverage
The maximum coverage for all buildings on a land unit is 100%.
(b)
Street centreline setback
Council may require a street centreline setback, in which case:
(i) all buildings or structures on a land unit shall be set back 8 m from the centre line
of the abutting public street or streets; and
(ii) the provisions of section 18.2 shall apply.
(c)
Floor factor
The maximum floor factor on a land unit shall be determined in accordance with the
following ‘Table of height and floor factor in General Business Zones’ subject to
subsections (f), (g) and (h), which provide concessions in line with specific
development initiatives that Council encourages.
City of Cape Town Zoning Scheme
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General Business Subzones GB1–GB7
(d)
Height
(i)
(ii)
The maximum height of a building, measured from the base level to the top of
the roof, shall be determined in accordance with the following ‘Table of height
and floor factor in General Business Zones’.
Earth banks and retaining structures are subject to section 18.6.
Table of height and floor factor in General Business Zones
Maximum height above
base level to top of roof
Subzone
GB1
GB2
GB3
GB4
GB5
GB6
GB7
(e)
15,0
15,0
25,0
25,0
25,0
38,0
60,0
m
m
m
m
m
m
m
Floor factor
1,5
2,0
2,0
3,0
4,0
6,0
12,0
Building lines
(i)
(ii)
(iii)
No building shall be erected so that any point thereon is nearer to a street or
common boundary than the distance specified in the following ‘Table of building
lines in General Business Zones’, where the symbol ‘H’ means the height in
metres of the point concerned above base level.
Minor architectural and sunscreen features may project beyond the street
boundary building line, provided that such features do not project more than
250 mm beyond the street boundary.
The general building line encroachments in section 18.1 shall apply.
Table of building lines in General Business Zones
Street building line and common building line
Subzone
up to 10,0 m
Points on a building above base level
over 10,0 m and
over 25,0 m and
up to 25,0 m
up to 38,0 m
4,5 m (0,0 m for
N/a
common
boundary)
GB1
GB2
GB3
GB4
GB5
GB6
0,0 m
0,0 m
0,0 m
0,0 m
0,0 m
GB7
0,0 m
0,0 m
City of Cape Town Zoning Scheme
N/a
(H minus
25,0 m) divided
by 2 (0,0 m for
common
boundary)
0,0 m
over 38,0 m
N/a
N/a
N/a
(H minus
38,0 m) divided
by 2 (0,0 m for
common
boundary)
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General Business Subzones GB1–GB7
(f)
Residential incentive in respect of GB7
The floor space of buildings on land that is zoned GB7 may be increased by 30%
provided that at least 30% of such floor space is developed and remains in use as flats.
(g)
Hotel floor space concession
Where it is proposed to erect a hotel of at least 30 bedrooms within these subzones,
the following portions of such hotel shall be disregarded when calculating the total floor
space of the building:
(i)
(ii)
(iii)
(iv)
(v)
(vi)
(vii)
Rooms which are used by residents and visitors as dining rooms, banqueting
rooms, bars, restaurants, ballrooms, rooms for games and sports, lounges, sitting
rooms, reading rooms, writing rooms and conference rooms;
Public foyers and areas comprising public or communal stoeps, verandahs,
balconies, terraces or sun decks used by hotel residents or visitors;
Barber shops, hairdressing salons, florists and similar enterprises within the hotel
for the exclusive use of hotel residents;
Offices forming part of the hotel premises, used solely for the administration and
management of the hotel;
Kitchens, sculleries, laundries and similar service facilities forming part of the
hotel premises;
Storerooms appurtenant to the hotel; and
Staff quarters appurtenant to the hotel, including corridors, stairs and other
means of access within such staff quarters, including all kitchens, dining rooms,
recreation rooms, laundries and other such rooms for the exclusive use of staff.
If, in the opinion of Council, a room is primarily for the use of persons other than hotel
residents, staff or visitors, such room shall be included in the floor space calculation of
the building notwithstanding that it may be referred to in subsection (i) to (vii) above,
and any rooms which are not specifically referred to in subsection (i) to (vii) above shall
also be included in the floor space calculation of the building.
(h)
Canopy or balcony projection
Council may require, and may approve, a canopy or balcony projection over the street
boundary in accordance with the following conditions:
(i)
(ii)
(iii)
(iv)
(i)
The canopy or balcony shall not project nearer than 500 mm to a vertical plane
through the kerb line or proposed kerb line;
No portion of a canopy or balcony projection shall be less than 2,8 m above the
pavement;
Council may lay down more restrictive requirements relating to the dimensions,
design and materials of the canopy or balcony; and
The owner shall enter into an encroachment agreement with Council and register
a servitude area in the case of a balcony projection.
Public pedestrian footway along street boundary
If the owner provides a public pedestrian footway of at least 3 m wide on the land unit,
next to a building situated alongside the street boundary, with a canopy and pavement
that ties in with the street pavement, and which is accessible to the public at all times,
then in recognition of the urban design contribution to the street environment, the
maximum floor space of the building may be increased by twice the area of the public
pedestrian footway.
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General Business Subzones GB1–GB7
(j)
Street corners
Council may require that the owner of a building which is to be situated at a public
street corner, and which Council considers to be significant, shall incorporate in the
building architectural features which focus visual interest on the corner, and which
emphasize the importance of pedestrian movement around the corner. Such features
may include building cut-offs, walkthrough covered arcades, plazas or other elements.
(k)
Parking and access
(i)
(ii)
(l)
Parking on and access to a land unit shall be provided in accordance with Chapter
19.
Except with the approval of Council, no parking bays at ground floor level on a
land unit, either outside or within a building, shall be located closer than 10 m to
a street boundary, in order to enhance amenity at street level.
Loading
Loading bays shall be provided on a land unit in accordance with section 19.4.
(m) Screening
Council may require screening in accordance with section 18.5.
(n)
Wind mitigation
Council may:
(i) require an assessment of how wind will affect the proposed building and its local
surroundings; and
(ii) impose conditions to mitigate adverse wind effects.
Service station and motor repair garage
9.1.3
The development rules applicable to a service station and motor repair garage in Local
Business Zone 2 shall also apply to a service station and motor repair garage in this zone.
Informal trading
9.1.4
Informal trading shall only be permitted on sites demarcated for informal trading in terms of
Council’s by-law on informal trading.
City of Cape Town Zoning Scheme
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Mixed Use Subzones MU1–MU3
9.2
MIXED USE SUBZONES MU1, MU2 & MU3
Purpose
The MU zones accommodate a mixture of business, appropriate industrial and residential
development. These zones are particularly suitable at the interface between general business and
industrial zones. Certain uses that could have a negative impact on the surrounding area require the
approval of Council. Different development rules apply to the different subzones of MU1, MU2 and
MU3, particularly with regard to permitted height and floor space.
Use of the property
9.2.1
The following use restrictions apply to property in this zone:
(a)
Primary uses are business premises, industry, dwelling house, second dwelling,
boarding house, flats, place of instruction, place of worship, institution, hospital, place
of assembly, place of entertainment, hotel, conference facility, authority use, utility
service, rooftop base telecommunication station, transport use, multiple parking
garage, private road and open space.
(b)
Consent uses are adult shop, adult entertainment business, adult services, informal
trading, expo centre, scrap yard, freestanding base telecommunication station, wind
turbine infrastructure, helicopter landing pad, service station and motor repair garage.
Development rules
9.2.2
The following development rules apply:
(a)
Floor factor, coverage and height
(i)
The maximum floor factor and coverage for all buildings on a land unit shall be
determined in accordance with the following ‘Table of floor factor, coverage and
height in Mixed Use Zones’.
(ii) The maximum height of a building, measured from base level to the top of the
roof, shall be determined in accordance with the following ‘Table of floor factor,
coverage and height in Mixed Use Zones’.
(iii) Earth banks and retaining structures are subject to section 18.6.
Table of floor factor, coverage and height in Mixed Use Zones
(b)
Subzone
Floor factor
Coverage
MU1
MU2
MU3
1,5
4,0
6,0
75%
100%
100%
Maximum height above
base level to top of roof
15,0 m
25,0 m
38,0 m
Street centreline setback
Council may require a street centreline setback, in which case:
(i) all buildings or structures on the land unit shall be set back 8 m from the centre
line of the abutting public street or streets; and
(ii) the provisions of section 18.2 shall apply.
(c)
Building lines
(i)
No building shall be erected so that any point on the building is nearer to a street
or common boundary than the distance specified in the following ‘Table of
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Mixed Use Subzones MU1–MU3
(ii)
building lines in Mixed Use Zones’, where the symbol ‘H’ means the height in
metres of a point above base level.
Minor architectural and sunscreen features may project beyond the street
boundary building line provided that such features do not project more than
250 mm beyond the street boundary;
Table of building lines in Mixed Use Zones
Street building line and common building line
Subzone
MU1
MU2
MU3
(d)
Points on a building above base level
over 10,0 m and up to
over 25,0 m and up to
up to 10,0m
25,0 m
38,0 m
0,0 m
4,5 m
N/a
0,0 m
4,5 m
N/a
(H minus 25,0 m)
0,0 m
0,0 m
divided by 2
Canopy or balcony projection
Council may require, and may approve, a canopy or balcony projection over the street
boundary in accordance with, but not limited to, the following conditions:
(i)
The canopy or balcony shall not project nearer than 500 mm to a vertical plane
through the kerb line or proposed kerb line;
No portion of a canopy or balcony projection shall be less than 2,8 m above the
pavement;
Council may lay down more restrictive requirements relating to the dimensions,
design and materials of the canopy or balcony; and
The owner shall enter into an encroachment agreement with Council and register
a servitude area in the case of a balcony projection.
(ii)
(iii)
(iv)
(e)
Parking and access
(i)
(ii)
(f)
Parking on and access to a land unit shall be provided in accordance with Chapter
19.
In order to enhance the amenity of the street level, no parking bays shall be
located closer than 10 m to the street boundary at ground floor level on the land
unit either outside or within a building, without the approval of Council.
Loading
Loading bays shall be provided on the land unit in accordance with section 19.4.
(g)
Screening
Council may require screening in accordance with section 18.5.
Service station and motor repair garage
9.2.3
The development rules applicable to a service station and motor repair garage in Local
Business Zone 2 shall also apply to a service station and motor repair garage in this zone.
Informal trading
9.2.4
Informal trading shall only be permitted on sites demarcated for informal trading in terms of
Council’s informal trading by-law.
City of Cape Town Zoning Scheme
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General Industry Subzones GI1 & GI2
CHAPTER 10: INDUSTRIAL ZONES
The industrial zones are designed to accommodate manufacturing and related processes, ranging
from general industrial uses which may have some impact on surrounding areas, to hazardous or
noxious uses which have a potentially high impact and must be carefully managed. Industrial
development has particular requirements for road and waste infrastructure, and industrial-zoned
land should generally be reserved for industrial purposes to optimise this infrastructure and mitigate
potential impacts. In the General Industrial Zone two different subzones accommodate variations of
built form, and opportunities are provided for consent uses associated with industrial areas, such as
factory shops. A specific zone is provided for noxious and risk industries.
10.1
GENERAL INDUSTRY SUBZONES GI1 & GI2
Purpose
The GI zone accommodates all forms of industry, except noxious trade and risk activity, in order to
promote the manufacturing sector of the economy. Some allowance is made for non-industrial
activities, but these should not compromise the general use of the area zoned for industry. It is
accepted that the intensive nature of the industrial activity or the scale of the operation could
generate some negative impact on adjacent properties.
Use of the property
10.1.1 The following use restrictions apply to property in this zone:
(a)
Primary uses are industry, restaurant, service station, motor repair garage, funeral
parlour, scrap yard, authority use, utility service, crematorium, rooftop base
telecommunication station, freestanding base telecommunication station, transport use,
multiple parking garage, agricultural industry, private road, open space and additional
use rights as listed in subsection (b).
(b)
Additional use rights are factory shop and adult shop, subject to the provisions of
section 10.1.5 or 10.1.6, whichever is applicable.
(c)
Consent uses are abattoir, place of worship, institution, clinic, place of assembly,
adult entertainment business, adult services, aqua-culture, informal trading, shop,
office, sale of alcoholic beverages, place of entertainment, helicopter landing pad, wind
turbine infrastructure and container site.
Development rules
10.1.2 The following development rules apply:
(a)
Floor factor and coverage
Floor factor and coverage shall be determined in accordance with the following ‘Table
of floor factor and coverage in General Industrial Zones’.
Table of floor factor and coverage in General Industrial Zones
Subzone
Floor factor
Coverage
GI1
GI2
1,5
4,0
75%
75%
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General Industry Subzones GI1 & GI2
(b)
Height
(i)
The maximum height of a building in General Industry Subzone GI1 shall be 18 m
measured from base level to the top of the roof;
(ii) No height restriction applies to buildings used for manufacturing purposes in
General Industry Subzone GI2;
(iii) Any building in General Industry Subzone GI2 that is not used for manufacturing
purposes shall not exceed a height of 18 m measured from the base level to the
top of the roof;
(iv) Earth banks and retaining structures are subject to section 18.6; and
(v) Shipping or transport containers, when stored or stacked outside a building, may
not extend higher than 15 m above average ground level.
(c)
Street boundary building line
The street boundary building line is 5 m, subject to the general building line
encroachments in section 18.1.
(d)
Common boundary building line
The common boundary building line is 3 m, subject to the general building line
encroachments in section 18.1.
(e)
Boundary walls
Where a land unit has a common boundary with another land unit that is not zoned
General Industry or Risk Industry, Council may require a 1,8 m high wall to be erected,
to its satisfaction, along the common boundary.
(f)
Parking and access
Parking and access shall be provided on the land unit in accordance with Chapter 19.
(g)
Loading
Loading bays shall be provided on the land unit in accordance with section 19.4.
(h)
Screening
Council may require screening in accordance with section 18.5.
Hazardous substances
10.1.3 Notwithstanding the fact that an activity constitutes a primary use right in terms of this zone,
no activity or use which includes the on-site storage of hazardous substances shall be
permitted unless a risk management and prevention plan has been submitted and Council
has given approval thereto.
Service station and motor repair garage
10.1.4 The development rules applicable to a service station and motor repair garage in Local
Business Zone 2 shall also apply to a service station and motor repair garage in this zone.
Factory shop
10.1.5 The occupant of an industry may operate a factory shop provided that:
(a) the total floor space devoted to the sale of goods shall not exceed 10% of the total
floor space of all the buildings on the land unit; and
(b) any goods that are offered for sale but have not been manufactured on the property,
must be directly connected with the goods that are manufactured on the property.
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General Industry Subzones GI1 & GI2
Adult shop
10.1.6 The following development rules shall apply to an adult shop:
(a)
(b)
(c)
(d)
An adult shop shall not be located within 100 m of an existing adult shop, adult
entertainment or adult services premises;
The street front and entrance shall be discreet and unobtrusive, and no pornographic,
sexually explicit or erotic material shall be visible from outside the premises;
Outdoor signage must comply with Council’s Outdoor Advertising and Signage by-law;
and
No form of public address or sound amplification shall be audible from outside the
premises.
Informal trading
10.1.7 Informal trading shall only be permitted on sites demarcated for informal trading in terms of
Council’s informal trading by-law.
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Risk Industry Zone (RI)
10.2
RISK INDUSTRY ZONE (RI)
Purpose
The RI zone provides for those industries which are noxious in terms of smell, product, waste or
other objectionable consequence of their operation, or which carry a high risk in the event of fire or
accident. While other uses are permitted with approval, Council should not compromise the capacity
of the RI zone to accommodate noxious trade and risk activities.
Use of the property
10.2.1 The following use restrictions apply to property in this zone:
(a)
Primary uses are noxious trade, risk activity, crematorium, rooftop base
telecommunication station, freestanding base telecommunication station, private road,
open space and additional use rights as listed in subsection (b).
(b)
Additional use rights are factory shop, subject to the provisions of section 10.2.5.
(c)
Consent uses are shop, restaurant, informal trading, service station, motor repair
garage, industry, scrap yard, abattoir, authority use, utility service, wind turbine
infrastructure, helicopter landing pad, container site, transport use and multiple parking
garage.
Development rules
10.2.2 The following development rules apply:
(a)
Floor factor
The floor factor on a land unit shall not exceed 2,0.
(b)
Coverage
The coverage for all buildings on a land unit shall not exceed 75%.
(c)
Height
(i)
No height restriction applies to buildings used for a noxious trade, risk activity or
manufacturing in this zone;
(ii) Buildings not used for noxious trade, risk activity or manufacturing purposes shall
not exceed a height of 18 m measured from the base level to the top of the roof;
(iii) Earth banks and retaining structures are subject to section 18.6; and
(iv) Shipping or transport containers, when stored or stacked outside a building, may
not be higher than 15 m above average ground level.
(d)
Building lines
(i) The street boundary building line is 5 m;
(ii) The common boundary building lines are 5 m; and
(iii) The general building line encroachments in section 18.1 shall apply.
(e)
Parking and access
Parking on and access to a land unit shall be provided in accordance with Chapter 19.
(f)
Loading
Loading bays shall be provided on the land unit in accordance with section 19.4.
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Risk Industry Zone (RI)
(g)
Screening
Council may require screening in accordance with section 18.5.
(h)
Boundary walls
Where a land unit has a common boundary with another land unit that is not zoned
General Industry or Risk Industry, Council may require a 1,8 m high wall to be erected,
to its satisfaction, along the common boundary.
Hazardous substances
10.2.3 Notwithstanding the fact that an activity constitutes a primary use right in terms of this zone,
no activity or use which includes the on-site storage of hazardous substances shall be
permitted unless a risk management and prevention plan has been submitted and Council
has given approval thereto.
Service station and motor repair garage
10.2.4 The development rules applicable to a service station and motor repair garage in Local
Business Zone 2 shall also apply to a service station and motor repair garage in this zone.
Factory shop
10.2.5 The occupant of an industry may operate a factory shop, provided that:
(a)
(b)
the total floor space devoted to the sale of goods shall not exceed 10% of the total
floor space of all the buildings on the land unit; and
any goods that are offered for sale but have not been manufactured on the property,
must be directly connected with the goods that are manufactured on the property.
Informal trading
10.2.6 Informal trading shall only be permitted on sites demarcated for informal trading in terms of
Council’s informal trading by-law.
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Utility Zone (UT)
CHAPTER 11: UTILITY, TRANSPORT AND NATIONAL PORT ZONES
Government facilities, whether national, provincial or municipal, should be zoned according to their
use, not ownership. For example, municipal offices should be zoned an appropriate business zone.
However, certain government activities cannot be classified into other zones, and can be included in
the Utility zone. This zone also accommodates uses and infrastructure required for utility services
that are not necessarily owned by a public authority.
Transport zones are designed to facilitate efficient operation of the various transport systems. There
is a close relationship between transportation and development, and appropriate development can
help to promote public transport. Provision is made for controlled mixed-use development in certain
transportation zones, provided the operation of the transport system is not compromised. At times
transport systems run along defined corridors but at different height levels, and there are
opportunities for air rights and underground rights, whereby appropriate development can be
constructed at a different level to the transport system without compromising the operation thereof.
The National Port Zone has been included to provide for the provisions contained in the National
Ports Act, 2005 (Act 12 of 1005).
11.1
UTILITY ZONE (UT)
Purpose
The UT zone provides for utility services such as electrical substations and water reservoirs, which
may be supplied by a municipal, government or private agency; and makes provision for
government or authority uses, such as prisons and military bases, that are not covered by another
use or zoning category.
Use of the property
11.1.1 The following use restrictions apply to property in this zone:
(a)
Primary uses are utility service, authority use, rooftop base telecommunication station
and freestanding base telecommunication station.
(b)
Consent uses are cemetery, informal trading, funeral parlour, crematorium, urban
agriculture, airport, wind turbine infrastructure and helicopter landing pad.
Development rules
11.1.2 The following development rules apply:
(a)
(b)
(c)
Council may require a site development plan for a primary use, and shall require a site
development plan for a consent use application.
The site development plan as approved by Council shall constitute the development
rules for a primary use if applicable, and a consent use.
The provisions for a site development plan in section 18.3 shall apply.
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Transport Zone 1: Transport Use (TR1)
11.2
TRANSPORT ZONE 1: TRANSPORT USE (TR1)
Purpose
The TR1 zone provides for transportation systems, excluding public roads and public streets, but
including all other transport undertakings which serve the public such as airports, harbours, railway
lines, bus, railway and other depots associated with public transport uses, public transport
terminuses, ranks or holding areas, and cable car stations. Provision is made to approve other uses
that can help to support the transport undertaking.
Use of the property
11.2.1 The following use restrictions apply to property in this zone:
(a)
Primary uses are transport use, multiple parking garage, utility service, warehouse,
rooftop base telecommunication station and container site.
(b)
Consent uses are business premises, flats, place of assembly, place of entertainment,
hotel, conference facility, service station, motor repair garage, service trade,
freestanding base telecommunication station, wind turbine infrastructure, airport,
helicopter landing pad, informal trading, industry and air and underground rights,
provided that:
(i) such consent uses do not detract from transport use as the dominant use; and
(ii) if, in the opinion of Council, a consent use application constitutes a significant and
permanent change to the property from the intended primary use, Council may
require a rezoning application instead.
Development rules
11.2.2 The following development rules apply:
(a)
Floor factor
The floor factor on a land unit shall not exceed 2,0.
(b)
Coverage
The coverage of all buildings on a land unit shall not exceed 75%.
(c)
Height
(i)
The maximum height of a building shall be 18 m measured from base level to the
top of the roof;
(ii) Earth banks and retaining structures are subject to section 18.6; and
(iii) Shipping or transport containers when stored or stacked outside a building, may
not extend higher than 15 m above average ground level.
(d)
Building lines
(i) The street boundary building line is 0 m.
(ii) The common boundary building lines are 3,0 m.
(iii) The general building line encroachments in section 18.1 shall apply.
(e)
Parking and access
Parking on and access to a land unit shall be provided in accordance with Chapter 19.
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Transport Zone 1: Transport Use (TR1)
Service station and motor repair garage
11.2.3 The development rules applicable to a service station and motor repair garage in Local
Business Zone 2 shall also apply to a service station and motor repair garage in this zone.
Informal trading
11.2.4 Informal trading shall only be permitted on sites demarcated for informal trading in terms of
Council’s informal trading by-law.
Air and underground rights
11.2.5 Council may approve a consent use for air or underground rights provided that:
(a) A site development plan is submitted to Council’s satisfaction in terms of section 18.3;
(b) Council is satisfied that structural components, clearance and operational characteristics
are sufficient to ensure safe and efficient operation of streets, roads or parking;
(c) Such consent use does not compromise the intended primary use of the land;
(d) An agreement defining the extent of rights, time period, compensation, ownership and
maintenance obligations relating to the property is concluded between the parties
concerned and is approved by Council; and
(e) A servitude in respect of the air or underground rights is registered over the concerned
land.
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Transport Zone 2: Public Road and Public Parking (TR2)
11.3
TRANSPORT ZONE 2: PUBLIC ROAD AND PUBLIC PARKING (TR2)
Purpose
The TR2 Zone provides for public streets and roads, whether constructed or still to be constructed,
as well as premises for the public parking of operable motor vehicles. Such parking may be provided
in buildings or open parking areas, with or without the payment of a fee, in order to address the
need for off-site parking. On-site parking for a permitted activity in any zone is considered to be an
associated use and do not represent a separate use category that requires separate zoning or
approval.
Use of the property
11.3.1 The following use restrictions apply to property in this zone:
(a)
Primary uses are public street, public road and utility service.
(b)
Consent uses are informal trading, multiple parking garage, wind turbine
infrastructure and air and underground rights.
Development rules
11.3.2 The following development rules apply:
(a) Council may require a site development plan for a primary use, and shall require a site
development plan for a consent use application.
(b) The site development plan as approved by Council shall constitute the development
rules for a primary use if applicable, and a consent use.
(c) The provisions for a site development plan in section 18.3 shall apply.
Construction and deposit of materials
11.3.3 No person shall:
(a) construct a private crossing, bridge or culvert onto, under or across a public street;
(b) construct or lay a sidewalk on a public street;
(c) construct a verandah, stoep, wall, steps or other projection in or over a public street;
(d) deposit or leave any goods, articles, building materials or waste in a public street or
road reserve other than for a reasonable period during the course of loading, offloading or removal thereof,
except in accordance with and after Council has given its approval.
Air and underground rights
11.3.4 Council may approve a consent use for air or underground rights provided that:
(a) A site development plan is submitted to Council’s satisfaction in terms of section 18.3;
(b) Council is satisfied that structural components, clearance and operational characteristics
are sufficient to ensure safe and efficient operation of streets, roads or parking;
(c) Such consent use does not compromise the intended primary use of the land;
(d) An agreement defining the extent of rights, time period, compensation, ownership and
maintenance obligations relating to the property is concluded between the parties
concerned and is approved by Council; and
(e) A servitude in respect of the air or underground rights is registered over the concerned
land.
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Transport Zone 2: Public Road and Public Parking (TR2)
Proposed public street, street widening and street closure
11.3.5 Council may indicate on the zoning map:
(a) new public streets and public roads which it proposes to establish;
(b) public streets and public roads which it proposes to widen; and
(c) public streets and public roads which it proposes to close.
11.3.6 Any indications referred to in section 11.3.5 are intended for the information of the public,
and to assist Council in achieving its planning and development objectives. The base zoning
of the property in question does not change until the new public street, widening or closure
has been approved in terms of relevant legislation, and any further legal procedures relating
to rezoning have been complied with.
Informal trading
11.3.7 Informal trading shall only be permitted on sites demarcated for informal trading in terms of
Council’s informal trading by-law.
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National Port Zone (NP)
11.4
NATIONAL PORT ZONE (NP)
Purpose
The NP zone is provided as a zone in which land use within a national port is controlled by an
approved port development framework plan.
Use of the property
11.4.1 The purposes for which land may be used in this zone and any possible land use restrictions
thereon are as set out in the Port development framework plan, drafted in accordance with
the provisions of the National Ports Act, 2005 (Act 12 of 2005).
Development rules
11.4.2 Development rules as contained in an approved Port development framework plan.
Port development framework plan
11.4.3 This zone will only apply where an approved Port development framework plan exists which
reflects the National Ports Authority’s policy for port development and control of land use
within such a port.
Deemed zoning of land transferred to National Ports Authority
11.4.4 All land that is zoned Transport Zone 1: Transport Use (TR1) and transferred to the National
Ports Authority is deemed to be zoned National Ports Zone (NP) and therefore subject to the
provisions of this zone.
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Open Space Zone 1: Environmental Conservation (OS1)
CHAPTER 12: OPEN SPACE ZONES
Different types of open space fulfil different functions. Certain open spaces have particular
importance as nature, cultural heritage or environmental areas and a separate zone facilitates the
management of these areas. Within this zone provision is made for the development of amenities to
meet the needs of tourists and visitors. Other open spaces have a more active role in addressing the
sporting and recreation needs of the community. Public open space has an important status because
of its contribution to the recreation needs of the general public, and the difficulty of replacing public
open space once lost. The zoning scheme also recognises special areas of open space that are not
designated as public open space, but may be privately owned.
12.1
OPEN SPACE ZONE 1: ENVIRONMENTAL CONSERVATION (OS1)
Purpose
The OS1 zone provides for the conservation of environmental resources, although cultural heritage
resources may also be included. Provision is made for limited, low-impact uses associated with
conservation, such as environmental education, associated infrastructure and facilities for tourists
and visitors with the approval of Council.
Use of the property
12.1.1 The following use restrictions apply to property in this zone:
(a)
Primary uses are environmental conservation use.
(b)
Consent uses are harvesting of natural resources, environmental facilities, tourist
accommodation, tourist facilities, utility service, rooftop base telecommunication
station, freestanding base telecommunication station, wind turbine infrastructure and
cultural and social ceremonies.
Development rules
12.1.2 The following development rules apply:
(a) Council may require a site development plan for a primary use, and shall require a site
development plan for a consent use application, as well as for any dwelling house
which may be erected as a consequence of rights granted in terms of planning law.
(b) The site development plan as approved by Council shall constitute the development
rules for a primary use if applicable, and a consent use.
(c) The provisions for a site development plan in section 18.3 shall apply.
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Open Space Zone 2: Public Open Space (OS2)
12.2
OPEN SPACE ZONE 2: PUBLIC OPEN SPACE (OS2)
Purpose
The OS2 zone provides for active and passive recreational areas on public land, as well as protection
of landscape and heritage areas including woodlands, ridges, watercourses, wetlands and the
coastline. It is important to recognise the interests of the general public for access to and
preservation of public open space.
Use of the property
12.2.1 The following use restrictions apply to property in this zone:
(a)
Primary uses are public open space and environmental conservation use.
(b)
Consent uses are environmental facilities, tourist facilities, utility service, cemetery,
rooftop base telecommunication station, freestanding base telecommunication station,
wind turbine infrastructure, cultural and social ceremonies, urban agriculture, informal
trading, harvesting of natural resources and air and underground rights.
Development rules
12.2.2 The following development rules apply:
(a) Council may require a site development plan for a primary use, and shall require a site
development plan for a consent use application.
(b) The site development plan as approved by Council shall constitute the development
rules for a primary use if applicable, and a consent use.
(c) The provisions for a site development plan in section 18.3 shall apply.
Construction and deposit of materials
12.2.3 No person shall:
(a) construct a private crossing, bridge or culvert onto, under or across a public open
space;
(b) construct or lay a sidewalk on a public open space;
(c) construct a verandah, stoep, wall, steps or other projection in or over a public open
space; or
(d) deposit or leave any goods, articles, building materials or waste in a public open space;
except in accordance with and after Council has given its approval.
Air and underground rights
12.2.4 Council may approve a consent use for air or underground rights if:
(a) Such consent use does not compromise the intended primary use of the land;
(b) An agreement defining the extent of rights, time period, compensation, ownership and
maintenance obligations relating to the property is concluded between the parties
concerned and is approved by Council;
(c) A servitude in respect of the air or underground rights is registered over the land
concerned; and
(d) A site development plan is submitted to Council’s satisfaction in terms of section 18.3.
Informal trading
12.2.5 Informal trading shall only be permitted on sites demarcated for informal trading in terms of
Council’s informal trading by-law.
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Open Space Zone 3: Special Open Space (OS3)
12.3
OPEN SPACE ZONE 3: SPECIAL OPEN SPACE (OS3)
Purpose
The OS3 zone provides for active or passive recreation and open spaces on land that is not
designated as public open space. This land may be owned by private or public bodies, but does not
have the status of public open space which requires particular protection. The OS3 zone is
appropriate for relatively large areas where open space has special characteristics that require a
separate zone to ensure that the purpose and function of the open space is maintained. Many other
zones allow for open spaces as primary, consent or ancillary uses and such open spaces do not need
to be zoned as OS3. However some land uses such as golf courses, parklands and landscape areas
can benefit from this zone which provides limitations on development, but also allows a range of
consent uses to cater for leisure needs and uses compatible with open spaces.
Use of the property
12.3.1 The following use restrictions apply to property in this zone:
(a)
Primary uses are open space, private road and environmental conservation use.
(b)
Consent uses are environmental facilities, tourist facilities, place of instruction, place
of assembly, place of entertainment, plant nursery, utility service, cemetery, rooftop
base telecommunication station, freestanding base telecommunication station, wind
turbine infrastructure, cultural and social ceremonies, urban agriculture, informal
trading and harvesting of natural resources.
Development rules
12.3.2 The following development rules apply:
(a) Council may require a site development plan for a primary use, and shall require a site
development plan for a consent use application.
(b) The site development plan as approved by Council shall constitute the development
rules for a primary use if applicable, and a consent use.
(c) The provisions for a site development plan in section 18.3 shall apply.
Approval of consent uses
12.3.3 Council may only approve a consent use if such use does not compromise the use of land for
its primary purpose as open space.
Informal trading
12.3.4 Informal trading shall only be permitted on sites demarcated for informal trading in terms of
Council’s informal trading by-law.
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Agricultural Zone (AG)
CHAPTER 13: AGRICULTURAL, RURAL AND LIMITED USE ZONES
Agricultural land should generally be protected from developments that render the land less suitable
for agriculture, or detract from its aesthetic and cultural value. Aside from sustaining a valuable
economic sector, agricultural land can help to promote stability of the urban edge, conserve
naturally sensitive areas and maintain rural characteristics which are valued by the community.
Unnecessary subdivision of farms should be avoided and economically viable units must be
maintained. Agricultural activities should not be subject to unreasonable limitations because the
economic viability of the agricultural sector is important.
Complementary activities to conventional agriculture can assist with the viability of the sector, and to
this end, compatible uses are permitted as consent uses, provided the latter do not detract from
agriculture as the main farming activity. Where non-agricultural uses are permitted, such uses
should form an integral part of the agricultural undertaking. A distinction is made between large
farms which are zoned AG and smallholdings zoned as RU zone, which can accommodate a range of
peri-urban activities.
A transitional mechanism, the LU zone, deals with land that was zoned as undetermined in previous
zoning schemes, and limits development to existing lawful uses only.
13.1
AGRICULTURAL ZONE (AG)
Purpose
The AG zone promotes and protects agriculture on farms as an important economic, environmental
and cultural resource. Limited provision is made for non-agricultural uses to provide owners with an
opportunity to increase the economic potential of their properties, without causing a significant
negative impact on the primary agricultural resource.
Use of the property
13.1.1 The following use restrictions apply to property in this zone:
(a)
Primary uses are agriculture, intensive horticulture, dwelling house, riding stables,
environmental
conservation
use,
environmental
facilities,
rooftop
base
telecommunication station and additional use rights as listed in subsection (b).
(b)
Additional use rights, which may be exercised by the occupant of a property as a
primary use are second dwelling and home occupation, or bed and breakfast
establishment, or home child care, subject to:
(i)
only one of the activities listed as additional use rights shall be conducted from
any land unit, provided this does not apply to a second dwelling, and if more
than one such activity is required, Council’s approval shall be obtained;
(ii)
the proprietor of the activity concerned shall live on the property; and
(iii)
the development rules stipulated in section 5.1.3, 5.1.4 or 5.1.5, whichever is
applicable, shall be adhered to.
(c)
Consent uses are additional dwelling units, guest house, hotel, tourist
accommodation, tourist facilities, intensive animal farming, harvesting of natural
resources, mine, utility service, freestanding base telecommunication station, wind
turbine infrastructure, aquaculture, animal care centre, farm shop and agricultural
industry.
Development rules
13.1.2 The following development rules apply:
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Agricultural Zone (AG)
(a)
Floor space
(i)
(ii)
(b)
The total floor space of all dwelling units on the land unit, including
accommodation for bona fide agricultural workers employed on the property, shall
not exceed 1 500 m²; provided that with the approval of Council this requirement
may be relaxed if such accommodation is required for persons who are genuinely
engaged for their livelihood in agricultural activities on the land unit;
Any farm shop shall not exceed a floor space of 100 m².
Building lines
(i)
(ii)
The street and common boundary building lines are determined in accordance
with the area of the land unit, as shown in the following ‘Table of building lines in
Agricultural Zone’.
The general building line encroachments in section 18.1 shall apply.
Table of building lines in Agricultural Zone
Land unit area
>20 ha
≤20 ha
(c)
Street boundary building
line
30,0 m
15,0 m
Common boundary
building line
30,0 m
15,0 m
Parking
Parking and access shall be provided on the land unit in accordance with Chapter 19.
(d)
Height
(i)
The maximum height of a dwelling house, measured from the base level to the
top of the wallplate, shall be 9 m and to the top of the roof shall be 11 m.
(ii) Agricultural buildings other than the dwelling houses shall not exceed a height of
12 m measured from the base level to the top of the roof.
(iii) Earth banks and retaining structures which in the opinion of Council are
associated with bona fide agricultural activities are exempt from the requirements
of section 18.6.
(e)
Minimum subdivision size
No new subdivision or any remainder that is zoned and intended to remain zoned
Agriculture shall be less than:
(i) the minimum subdivision size specified in terms of an approved local area overlay
zone, or
(ii) 20 ha if no such overlay zone exists,
unless the new subdivision or remainder concerned is consolidated with a property
zoned Agriculture, so as to make up a consolidated land unit of at least the minimum
required subdivision size and provided that compliance with this requirement does not
limit the Council`s powers to refuse a subdivision application that it considers to be
undesirable.
Agricultural industry
13.1.3 Council may approve a consent use application for an agricultural industry provided:
(a) it is satisfied as to the desirability of the agricultural industry on the land unit in
question;
(b) the agricultural industry is subservient and related to the dominant agricultural use of
the property;
(c) the agricultural industry does not adversely affect the agricultural potential of the
property; and
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Agricultural Zone (AG)
(d)
the area allocated for purposes of an agricultural industry shall be clearly identified on
a land survey diagram.
Second dwelling and additional dwelling units
13.1.4 One second dwelling shall be permitted as an additional use right, and additional dwelling
units may be erected with the approval of Council, provided that:
(a) the density of additional dwelling units plus any second dwelling unit does not exceed
1 unit per 10 ha;
(b) no more than 5 units comprising additional dwelling units plus any second dwelling
shall be permitted on a land unit;
(c) a dwelling for a person engaged in bona fide agricultural activities on the land unit and
permanently occupied by such person shall not be regarded as a second dwelling or
additional dwelling unit; and
(d) the development rules in section 8.1.4 shall apply to second dwellings and additional
dwelling units in this zone.
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Rural Zone (RU)
13.2
RURAL ZONE (RU)
Purpose
The RU zone accommodates smaller rural properties that may be used for agriculture, but which
may also be occupied as places of residence by people who seek a country lifestyle, and who view
agriculture as a secondary reason for occupying their property. Such properties may occur inside or
outside a recognised urban edge.
Use of the property
13.2.1 The following use restrictions apply to property in this zone:
(a)
Primary uses are dwelling house, agriculture and additional use rights as listed in
subsection (b).
(b)
Additional use rights, which may be exercised by the occupant of a property as a
primary use are second dwelling and home occupation, or bed and breakfast
establishment, or home child care, subject to:
(i) only one of the activities listed as additional use rights shall be conducted from
any land unit as a primary use, provided this does not apply to a second
dwelling, and if more than one such activity is required, Council’s approval shall
be obtained;
(ii) the proprietor of the activity concerned shall live on the property; and
(iii) the conditions stipulated in section 5.1.3, 5.1.4 or 5.1.5, whichever is applicable,
shall be adhered to.
(c)
Consent uses are guest house, tourist accommodation, tourist facilities, harvesting of
natural resources, mine, rooftop base telecommunication station, freestanding base
telecommunication station, wind turbine infrastructure, aquaculture, intensive animal
farming, intensive horticulture, riding stables, animal care centre, farm shop and
agricultural industry.
Development rules
13.2.2 The following development rules apply:
(a)
Floor space
(i)
(ii)
(b)
The total floor space of all buildings on a land unit shall not exceed 1 500 m².
Any farm shop shall not exceed a floor space of 100 m².
Coverage
The coverage for all buildings on a land unit shall not exceed 40%.
(c)
Building lines
(i)
(ii)
(iii)
(d)
The street boundary building line is 10 m.
The common boundary building line is 5 m.
The general building line encroachments in section 18.1 shall apply.
Parking
Parking and access shall be provided on the land unit in accordance with Chapter 19.
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Rural Zone (RU)
(e)
Height
(i)
(ii)
The maximum height of a building, measured from base level to the wallplate,
shall be 9 m, and to the top of the roof shall be 11 m.
Earth banks and retaining structures are subject to section 18.6.
Minimum subdivision size
13.2.3 No new subdivision or any remainder that is zoned and intended to remain zoned Rural shall
be less than:
(a) the minimum subdivision size specified in terms of an approved overlay zone; or
(b) 2 ha if no such overlay zone exists,
unless the new subdivision or remainder concerned is consolidated with a property zoned
Rural, so as to make up a consolidated land unit of at least the minimum required subdivision
size, provided that compliance with this requirement does not limit Council’s powers to refuse
a subdivision application that it considers to be undesirable.
Agricultural industry
13.2.4 Council may approve a consent use application for an agricultural industry provided:
(a) it is satisfied as to the desirability of the agricultural industry on the land unit in
question; and
(b) the area allocated for purposes of an agricultural industry shall be clearly identified on a
land survey diagram.
Second dwelling
13.2.5 The development rules in section 8.1.4 apply, provided that a dwelling unit for persons
engaged in bone fide agricultural activities on the land unit shall not be regarded as a second
dwelling.
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Limited Use Zone (LU)
13.3
LIMITED USE ZONE (LU)
Purpose
The LU zone is a transitional mechanism to deal with land that was zoned as undetermined in
previous zoning schemes. Existing lawful uses may continue, but no other uses are permitted. The
aim is to progressively phase this zone out and so no property should be rezoned to this zone. Any
development that requires additional use rights beyond the existing limited use shall require
rezoning from LU to another more appropriate zone.
Use of the property
13.3.1 The following use restrictions apply to property in this zone:
(a)
Primary uses are limited to lawful uses existing at the commencement date.
(b)
Consent uses: None.
Development rules
13.3.2 No change of an existing use or alteration of the external structure of an existing building or
structure is permitted.
No rezoning to this zone permitted
13.3.3 No rezoning of any property to this zone is permitted after the commencement date, and if
additional uses or development rights are required, a rezoning application to another more
appropriate zone in terms of this zoning scheme must be processed.
Reconstruction of destroyed property
13.3.4 Property that has been partially or completely damaged or destroyed by accidental causes
may be reconstructed in accordance with the development rights that existed prior to the
commencement date, provided that building plans for such reconstruction are approved
within 12 months from the date of such accidental damage or destruction.
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Overlay zone categories
PART III
OVERLAY ZONE CATEGORIES
Overlay zones provide a mechanism for land use management whereby Council may give effect to
specific guidelines contained in a spatial development framework or policy plan. These guidelines
could promote development, require a limitation to or set additional land use types, stipulate more
or less restrictive development rules, or identify specific development rules. It provides a mechanism
for elevating specific policy guidelines, as approved by Council, to land use regulations.
The Overlay zoning category incorporates a number of overlay zones which can be divided into three
general types, namely overlay zones that provide development directives, overlay zones that provide
strategic incentives or density targets, and overlay zones incorporating specific management
mechanisms.
An overlay zone will apply in addition to the base zone of a property. An overlay zone may only be
introduced if it complies with the requirements set out in this scheme, and may not be introduced
for the purposes of promoting, causing or facilitating social exclusion and separation.
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Requirements and procedures for overlay zones
CHAPTER 14: GENERAL PROVISIONS IN RESPECT OF OVERLAY ZONES
This chapter deals with procedures to prepare, adopt, replace, amend or recommend overlay zones
and sets out the legal status of an overlay zone.
14.1
REQUIREMENTS AND PROCEDURES FOR OVERLAY ZONES
Requirements for preparing an overlay zone
14.1.1 Council may prepare any overlay zone as provided for in this zoning scheme.
14.1.2 An owner of land may prepare and submit to Council for its consideration an application for
one or more of the overlay zones providing development directives as contained in
Chapter 15 for such land.
14.1.3 Preparation of an overlay zone shall take into consideration the following requirements where
applicable:
(a)
(b)
(c)
(d)
(e)
(f)
the principles contained in planning law;
the Council’s planning vision and principles as set out in its Integrated Development
Plan;
desired spatial form, including but not limited to the development of public and private
land, infrastructure investment, utilisation of space, spatial reconstruction, location and
nature of development, urban edge, scenic routes, areas of strategic intervention,
mitigation of development impacts;
the principles as set out in an approved spatial development framework or a policy
plan;
environmental and heritage protection and conservation; and
the principles of co-operative governance and the duties and objectives of local
government as set out in the Municipal Systems Act and the National Constitution.
14.1.4 An overlay zone must not detract from Council’s ability to serve the needs of the municipal
area as a whole.
Adoption, replacement, amendment or recommending overlay zones
14.1.5 Council may adopt, replace, amend or recommend overlay zones that provide for
development directives (as set out in Chapter 15) by following the rezoning procedures
stipulated in planning law.
14.1.6 Council may recommend to the competent authority the adoption, replacement or
amendment of overlay zones that provide for strategic incentives or specific management
mechanisms (as set out in Chapters 16 and 17) by following the procedures for amending
and replacing zoning schemes as stipulated in planning law.
14.1.7 Council may grant departures from the development rules or restrictions or provisions of any
overlay zone by following the departure procedures stipulated in planning law.
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Status of overlay zones
Designation by Council of a Heritage Protection Overlay zone
14.1.8 Council may, after consultation with an owner or owners of land concerned and after
consideration of representations received, designate by approval in terms of this zoning
scheme and by notice in the Provincial Gazette any heritage place it considers in terms of its
heritage strategy to be conservation-worthy as a Heritage Protection Overlay zone, and apply
either the general provisions set out in section 3.1 or the specific provisions in section 3.2 of
the Appendix document.
Identification and numbering
14.1.9 Council shall approve a distinctive name and number for each overlay zone when adopting
such overlay zone.
14.1.10 Council may indicate the area of an overlay zone on the zoning map, and:
(a) shall record the existence of an overlay zone adopted in terms of Chapters 16 and 17 in
the relevant annexure at the back of this zoning scheme;
(b) shall record the detailed provisions of each overlay zone adopted in terms of Chapters
16 and 17 in a separate appendix, with a reference to the relevant name and number
of the overlay zone concerned, within 30 days after a final decision is made or the
amendment is promulgated, whichever is the case.
14.2
STATUS OF OVERLAY ZONES
14.2.1 An overlay zone applies in addition to the base zone or base zones of the properties to which
it relates, and may vary the development rules or use rights relating to a particular area or
land unit, or may set new development rules or use rights.
14.2.2 The provisions of an overlay zone may be more restrictive or more permissive than the
provisions applicable to the base zone of the property concerned, or may set specific
development rules for a particular area or land unit.
14.2.3 If the provisions of an overlay zone are different to, or in conflict with, the provisions of a
base zone, the more restrictive provisions shall apply, unless stated otherwise in the overlay
zone concerned.
14.2.4 The provisions of an overlay zone do not in any way detract from any obligations in terms of
national and provincial legislation.
14.2.5 The provisions of an overlay zone may apply to a land unit or land units, an area, or to the
city as a whole, as may be stipulated in the adoption of such an overlay zone.
14.2.6 The provisions of more than one overlay zone may apply to a land unit or area.
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Subdivisional Area Overlay Zone (SAO)
CHAPTER 15: OVERLAY ZONES PROVIDING SPECIFIC DEVELOPMENT
DIRECTIVES
The overlay zones in this chapter establish an approach to rezoning land with specific development
directives and requirements for more detailed planning prior to implementation. The process
involving subdivisional area provides a mechanism for land reservation and development
management, subject to directives for subsequent detailed planning, subdivision and development.
15.1
SUBDIVISIONAL AREA OVERLAY ZONE (SAO)
Purpose
The SAO zone designates land for future subdivision with development rights by providing
development directives through specific conditions as approved in terms of planning law. The SAO
zone confirms the principle of development and acceptance of future subdivision of land; but not the
detailed layout, which will be determined when an actual application for subdivision is approved. The
SAO zone does not detract from the rezoning to Subdivisional Area as stipulated in planning law, but
gives effect to such stipulations through the provisions of this zoning scheme. The SAO zone may or
may not be used in conjunction with the Special Planning Area mechanism.
Use of the property
15.1.1 The following use restrictions apply to property in this zone:
(a)
Primary uses are as stipulated in the conditions of approval imposed in terms of
planning law.
(b)
Additional use rights are as stipulated in the conditions of approval imposed in
terms of planning law and section 15.1.5.
(c)
Consent uses are as stipulated in the conditions of approval imposed in terms of
planning law.
Development rules
15.1.2 Land zoned as a Subdivisional Area may be subdivided as contemplated in planning law,
subject to the provisions and procedures of planning law.
15.1.3 Conditions of approval for rezoning to Subdivisional Area should take into account, but are
not limited to, the following:
(a)
the requirements of an applicable structure plan or development framework;
(b)
impact assessments for environment, heritage resources, transport or hazardous
installations;
(c)
physical development constraints or opportunities;
(d)
provision of services;
(e)
development density;
(f)
floor space limitations;
(g)
open space requirements, and
(h)
requirements of government institutions.
15.1.4 The conditions of approval imposed in terms of planning law when the property is rezoned to
Subdivisional Area shall apply.
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Subdivisional Area Overlay Zone (SAO)
15.1.5 Any existing use or development on a property which is lawful at the time that the property is
rezoned to Subdivisional Area may continue as long as the Subdivisional Area zoning remains
in place, provided that:
(a)
Council may approve additional uses and extensions to existing lawful development if
these are ancillary to the existing, lawful uses; and
(b)
Once a deemed substitution scheme and new base zone is applied to a subdivision in
terms of section 15.1.6, all future development on the subdivision concerned shall
comply with the development rules of the base zone, any overlay zones which may be
applicable, and any conditions imposed in terms of planning law.
15.1.6 The following provisions apply when a subdivision is submitted for approval in terms of the
planning law, for land that is zoned Subdivisional Area:
(a)
The plan of subdivision shall indicate the zoning for each of the proposed subdivided
units in accordance with this zoning scheme; the remainder of the land, if any, may
retain the zoning of Subdivisional Area.
(b)
At the confirmation of a subdivision of land zoned as Subdivisional Area, the zone or
zones as indicated on the endorsed plan of subdivision shall be deemed to be a
substitution scheme as provided for in planning law, and will therefore replace the
former Subdivisional Area Overlay Zone on the land concerned with a new base zone
or zones.
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Incentive Overlay Zone (ICO)
CHAPTER 16: OVERLAY ZONES PROVIDING STRATEGIC DEVELOPMENT DIRECTIVES
These overlay zones provide a means for designating strategic measures for land development, such
as development incentives in order to stimulate growth, redirect development or prescribe the
density of development. These overlay zones should promote Council’s planning principles,
strategies and development goals as identified in the Integrated Development Plan (IDP) or spatial
plans.
16.1 INCENTIVE OVERLAY ZONE (ICO)
Purpose
ICO provides a mechanism for designating development incentive measures to land in order to
promote development priorities and strategies as may be identified in the integrated development
plan or spatial plans approved by Council. The development incentive measures may include, but are
not limited to, incentives or concessions relating to parking, height, floor space, coverage and
density. Such incentives could involve an increase in the floor space or density otherwise permitted
in terms of this zoning scheme.
Designating an Incentive Overlay zone
16.1.1 Subject to the provisions of Chapter 14, Council may designate an area to be an Incentive
Overlay zone if a policy plan proposing development incentives has been adopted. Council
shall record the designation in Annexure D.
Use of the property
16.1.2 The following land use restrictions apply to property in this zone:
(a)
Primary uses are as stipulated in the base zone.
(b)
Additional use rights are as stipulated in the base zone.
(c)
Consent uses are as stipulated in the base zone.
Development rules
16.1.3 Council may apply development incentive measures in terms of this overlay zone, provided
that:
(a) the provisions of section 14.1 and 14.2 shall apply;
(b) the detailed provisions of any Incentive Overlay zone shall be consistent with a policy
plan and the Integrated Development Plan as approved by Council.
16.1.4 In addition to the development rules that apply to the base zone, the provisions of the
relevant Incentive Overlay zone, as adopted and recorded in terms of section 14.1, shall
apply.
16.1.5 Any development rules in terms of an approved Incentive Overlay zone that exceed or are
more restrictive than the limitations of a base zone shall be deemed to be approved
departures from the provisions of the base zone.
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Density Overlay Zone (DO)
16.2 DENSITY OVERLAY ZONE (DO)
Purpose
The DO provides a mechanism for designating development density measures to land in order to
establish development priorities and strategies as may be identified in the IDP or spatial plans
approved by Council. The development density measures may include the setting of specific
minimum or maximum development densities (e.g. erf sizes) given the availability of invested
infrastructure or lack of available infrastructure, and may also include incentive measures to
encourage and support development priorities and strategies.
Designating a Density Overlay zone
16.2.1 Subject to the provisions of Chapter 14, Council may designate an area to be a Density
Overlay zone if a policy plan proposing development density measures has been adopted for
such an area. Council shall record the designation in Annexure E.
Use of the property
16.2.2 The following land use restrictions apply to property in this zone:
(a)
Primary uses are as stipulated in the base zone.
(b)
Additional use rights are as stipulated in the base zone.
(c)
Consent uses are as stipulated in the base zone.
Development rules
16.2.3 Council may apply development density measures in terms of this overlay zone, provided
that:
(a) the provisions of section 14.1 and 14.2 shall apply;
(b) the detailed provisions of any Density Overlay zone shall be consistent with a policy
plan or the Integrated Development Plan as approved by Council.
16.2.4 In addition to the development rules that apply to the base zone, the provisions of the
relevant Density Overlay zone, as adopted and recorded in terms of section 14.1, shall apply.
16.2.5 Any development rules in terms of an approved Density Overlay zone that exceed or are
more restrictive than the limitations of a base zone shall be deemed to be approved
departures from the provisions of the base zone.
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Heritage Protection Overlay Zone (HPO)
CHAPTER 17: OVERLAY ZONES FOR SPECIFIC MANAGEMENT MECHANISMS
These overlay zones provide mechanisms for designating either city-wide or localised development
management rules to deal with specific concerns, over and above the provisions of a base zone.
These overlay zones should be applied to promote Council’s planning principles, goals, objectives
and strategies as may be identified in the approved Integrated Development Plan, Integrated
Metropolitan Environmental Policy strategies, or spatial plans.
17.1 HERITAGE PROTECTION OVERLAY ZONE (HPO)
Purpose
The HPO makes provision for the protection of heritage places entered on the heritage register
maintained by the provincial heritage resources authority, and for the protection of heritage areas as
provided for in terms of the heritage legislation. It also provides a mechanism for the protection of
heritage places the Council considers to be conservation-worthy in terms of its heritage strategies.
The HPO enables the designation of such heritage places and heritage areas on the zoning map.
Designating a Heritage Protection Overlay zone
17.1.1 The following heritage places are deemed to be Heritage Protection Overlay zones and shall
be subject to the provisions of this overlay zone:
(a)
any heritage place that has been entered into the register of heritage resources
maintained by the provincial heritage resources authority in accordance with heritage
legislation;
(b)
any heritage place that has been designated a heritage area in accordance with
heritage legislation; and
(c)
any heritage place or resource as recorded in section 17.1.3.
17.1.2 Notwithstanding section 17.1.1 and subject to the provisions of section 14.1.8, Council may
designate any heritage place that it considers to be conservation-worthy in terms of its
approved heritage strategy as a Heritage Protection Overlay zone, and such heritage place
shall be subject to the provisions of this overlay zone.
17.1.3 Council shall record all Heritage Protection Overlay zones in Annexure F, which may include
heritage places or categories of heritage resources mapped on a digital inventory in terms of
the City’s heritage strategies.
17.1.4 The provisions of section 14.1 and 14.2 shall apply.
Use of the property
17.1.5 The following land use restrictions apply to property in this zone:
(a)
Primary uses are as stipulated in the base zone.
(b)
Additional use rights are as stipulated in the base zone.
(c)
Consent uses are as stipulated in the base zone, or any use approved by Council as
an incentive in terms of section 17.1.7.
Development rules
17.1.6 In addition to the development rules that apply to the base zone, the provisions of the
relevant Heritage Protection Overlay zone (as adopted and recorded in terms of section 14.1)
shall, where applicable, apply.
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Heritage Protection Overlay Zone (HPO)
17.1.7 Council may approve any use as a consent use in this overlay zone, provided that:
(a)
such use is consistent with the uses determined to be appropriate in terms of a
Council approved Heritage Management plan, in order to provide the owner with an
incentive to preserve the heritage resource, and
(b)
Council may require cessation of the consent use right if the heritage place protected
in terms of the Heritage Protection Overlay zone is not maintained and protected to
the requirements stipulated in the Council approved Heritage Management plan for
the property, or as agreed between Council and the owner, in which case the
provisions of section 2.8.1 shall apply.
17.1.8 Any development rules in terms of an approved Heritage Protection Overlay zone that
exceed, or are more restrictive than, the limitations of a base zone, shall be deemed to be
approved departures from the provisions of the base zone.
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Environmental Management Overlay Zone (EMO)
17.2
ENVIRONMENTAL MANAGEMENT OVERLAY ZONE (EMO)
Purpose
The EMO makes provision for the protection and management of the special natural and
environmental characteristics of environmentally-sensitive places and areas, or those that are worthy
of protection in accordance with the Council’s environmental management frameworks, in order to
ensure that development responds sensitively to these characteristics, that impacts are mitigated,
and to promote sustainable development for the benefit of the general public, including tourists. The
EMO also enables the designation of such environmentally-sensitive places or areas on the zoning
map.
Designating an Environmental Management Overlay zone
17.2.1 Council may designate an area to be an Environmental Management Overlay zone in
accordance with a policy plan or strategy approved by Council, and Council shall record the
designation in Annexure G.
17.2.2
The provisions of section 14.1 and 14.2 shall apply.
Use of the property
17.2.3 The following land use restrictions apply to property in this zone:
(a)
Primary uses are as stipulated in the base zone.
(b)
Additional use rights are as stipulated in the base zone.
(c)
Consent uses are as stipulated in the base zone.
Development rules
17.2.4 In addition to the development rules that apply to the base zone, the provisions of the
relevant Environmental Management Overlay zone, as adopted and recorded in terms of
section 14.1, shall apply.
17.2.5 Council may approve any appropriate use as a consent use in terms of this overlay zone
provided that:
(a)
it considers such use to be desirable or justified in order to provide the owner with an
incentive to preserve the environmental resource, and
(b)
Council may require cessation of the consent use right if the environmental resource
is not properly maintained and protected to Council’s satisfaction, in which case the
provisions of section 2.8.1 shall apply.
17.2.6 Any development rules in terms of an approved Environmental Management Overlay zone
that exceed, or are more restrictive than, the limitations of a base zone, shall be deemed to
be approved departures from the provisions of the base zone.
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Urban Edge Overlay Zone (UEO)
17.3
URBAN EDGE OVERLAY ZONE (UEO)
Purpose
The UEO zone guides development at the urban edge area in order to achieve a sensitive transition
between urban and rural or conservation areas, to contain urban sprawl and to protect valuable
natural and agricultural resources adjacent to urban development.
Designating an Urban Edge Overlay zone
17.3.1 Council may designate an area to be an Urban Edge Overlay zone if a policy plan proposing
urban edge development rules has been adopted for such an area, and Council shall record
the designation in Annexure H.
17.3.2 The provisions of section 14.1 and 14.2 shall apply.
Use of the property
17.3.3 The following land use restrictions apply to property in this zone:
(a)
Primary uses are as stipulated in the base zone.
(b)
Additional use rights are as stipulated in the base zone.
(c)
Consent uses are as stipulated in the base zone.
Development rules
17.3.4 In addition to the development rules that apply to the base zone, the provisions of the
relevant Urban Edge Overlay zone, as adopted and recorded in terms of section 14.1, shall
apply.
17.3.5 Any development rules in terms of an approved Urban Edge Overlay zone that exceed, or are
more restrictive than, the limitations of a base zone, shall be deemed to be approved
departures from the provisions of the base zone.
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Scenic Drive Overlay Zone (SDO)
17.4
SCENIC DRIVE OVERLAY ZONE (SDO)
Purpose
The SDO zone protects the natural and cultural landscape along important tourist and transport
routes, to enhance the scenic experience of travellers and promote the tourism potential of the city.
Designating a Scenic Drive Overlay zone
17.4.1 Council may designate an area to be a Scenic Drive Overlay zone if a policy plan proposing
scenic drive development rules has been adopted for such an area, and Council shall record
the designation in Annexure I.
17.4.2 The provisions of section 14.1 and 14.2 shall apply.
Use of the property
17.4.3 The following land use restrictions apply to property in this zone:
(a)
Primary uses are as stipulated in the base zone.
(b)
Additional use rights are as stipulated in the base zone.
(c)
Consent uses are as stipulated in the base zone.
Development rules
17.4.4 In addition to the development rules that apply to the base zone, the provisions of the
relevant Scenic Drive Overlay zone, as adopted and recorded in terms of section 14.1, shall
apply.
17.4.5 Any development rules in terms of an approved Scenic Drive Overlay zone that exceed, or
are more restrictive than, the limitations of a base zone, shall be deemed to be approved
departures from the provisions of the base zone.
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Local Area Overlay Zone (LAO)
17.5
LOCAL AREA OVERLAY ZONE (LAO)
Purpose
The LAO zone provides opportunities for Council to apply specific local development rules that reflect
local circumstances. The LAO zone can provide Council with mechanisms to determine local
provisions for encouraging development in support of the local economy, or special management
provisions to encourage appropriate development in response to local, cultural, urban design or
landscape circumstances. It is important to recognise that the LAO zone is a tool to be applied by
the Council in the interests of the city, and local interests needs to be balanced against the interests
of the general community.
Designating a Local Area Overlay zone
17.5.1 Subject to the provisions of Chapter 14, Council may designate an area to be a Local Area
Overlay zone if a policy plan proposing local area development rules has been adopted, and
Council shall record the designation in Annexure 1.
17.5.2 The provisions of section 14.1 and 14.2 shall apply.
Use of the property
17.5.3 The following land use restrictions apply to property in this zone:
(a)
Primary uses are as stipulated in the base zone.
(b)
Additional use rights are as stipulated in the base zone.
(c)
Consent uses are as stipulated in the base zone.
Development rules
17.5.4 In addition to the development rules that apply to the base zone, the provisions of the
relevant Local Area Overlay zone, as adopted and recorded in terms of section 14.1, shall
apply.
17.5.5 Any development rules in terms of an approved Local Area Overlay zone that exceed, or are
more restrictive than, the limitations of a base zone, shall be deemed to be approved
departures from the provisions of the base zone.
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General provisions
PART IV
GENERAL PROVISIONS
This part contains general provisions and rules that apply to all zones or to specific zones as may be
provided for. It includes matters such as encroachments that may occur within building lines and
requirements for site development plans. It also deals with hazardous substances, owners’
associations, screening, retaining structures, outdoor storage, antenna systems and other Council
by-laws. This part also contains requirements for parking, loading, access and infrastructure. There
are also provisions relating to the subdivision of land.
A most important component of Part IV is the chapter that deals with interpretation and definitions.
The meaning of words used in this zoning scheme and methods for resolving differences of
interpretation are explained in this chapter.
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Building lines, setback and site development plans
CHAPTER 18: GENERAL PROVISIONS
18.1
BUILDING LINES
Encroachment of building lines
18.1.1 The following additional development rules apply with regard to encroachment of building
lines:
(a) Notwithstanding the building line requirements set out in Part II, the following
structures or portions thereof may be erected within the prescribed building lines,
provided they do not extend beyond the boundaries of a land unit:
(i) boundary walls, fences and gates;
(ii) open and uncovered stoeps;
(iii) entrance steps, landings and entrance porches;
(iv) a covered entrance or gatehouse that has a roofed area not exceeding 5 m² and
a roof height not exceeding 3 m from floor to highest point;
(v) eaves and awnings projecting no more than 1 m from the wall of a building;
(vi) cornices, chimney breasts, flower boxes, water pipes, drain pipes and minor
decorative features not projecting more than 500 mm from the wall of a building;
(vii) screen-walls not exceeding 2,1 m in height above the existing ground level
abutting such wall;
(viii) swimming pools not closer than 1 m from any erf boundary;
(ix) a basement, provided that no part thereof projects above existing ground level;
(x) a refuse room required by Council in terms of section 19.5.
18.1.2 A building line of 5 m shall apply to any boundary adjacent to a designated metropolitan
road, unless otherwise agreed by Council.
18.2
STREET CENTRELINE SETBACK
18.2.1 The portion of a land unit falling within a street centreline setback area shall be excluded for
the purpose of determining coverage and maximum floor space, unless the owner transfers
the portion concerned to Council free of charge. In such case, the portion shall be included
for the purpose of determining coverage or maximum floor space on a land unit.
18.3
SITE DEVELOPMENT PLANS
18.3.1 In addition to the zones that specifically require a site development plan, Council may require
a site development plan in respect of the following development types:
(a) shopping centres and shopping complexes;
(b) business and office park developments;
(c) industrial park developments;
(d) developments in conservation areas;
(e) developments that will be sectionalised;
(f) incremental residential developments; and
(g) major developments where there are concerns relating to urban form, heritage, traffic
or spatial planning in general.
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Site development plans
18.3.2 Council may require some or all of the following information for a site development plan:
(a) existing bio-physical characteristics of the property;
(b) existing and proposed cadastral boundaries;
(c) the layout of the property, indicating the use of different portions thereof;
(d) the massing, position, use and extent of buildings;
(e) sketch plans and elevations of proposed structures, including information about
external finishes;
(f) cross-sections of the site and buildings on site;
(g) the alignment and general specification of vehicle access, roads, parking areas, loading
areas, pedestrian flow and footpaths;
(h) the position and extent of private, public and communal space;
(i) typical details of fencing or walls around the perimeter of the land unit and within the
property;
(j) electricity supply and external lighting proposals;
(k) provisions for the supply of water, management of stormwater, and disposal of sewage
and refuse;
(l) external signage details;
(m) general landscaping proposals, including vegetation to be preserved, removed or to be
planted, external paving, and measures for stabilising outdoor areas where applicable;
(n) the phasing of a development;
(o) the proposed development in relation to existing and finished ground levels, including
excavation, cut and fill;
(p) statistical information about the extent of the proposed development, floor space
allocations and parking supply;
(q) relationship of the proposed development to the quality, safety and amenity of the
surrounding public environment;
(r) relationship of the proposed development to adjacent sites, especially with respect to
access, overshadowing and scale;
(s) illustrations in a three-dimensional form depicting visual impacts of the proposed
development on the site and in relation to surrounding buildings; and
(t) any other details as may reasonably be required by Council.
18.3.3 Council may require that the area covered by a site development plan shall extend beyond
the site under consideration if, in its opinion, the proposed development will have a wide
impact. Council may determine the extent of such area.
18.3.4 (a)
(b)
(c)
When required in terms of this zoning scheme, a site development plan shall be
submitted to Council for its approval before any development on a land unit may
commence.
A site development plan shall not be refused if it is consistent with the development
rules of a base zone, overlay zone, or condition of approval.
Council may require amendments of detail to the site development plan to address
reasonable concerns relating to access, parking, architectural form, urban form,
landscaping, environmental management, engineering services or similar concerns.
18.3.5 The following provisions shall apply with regard to site development plans:
(a) Developed of the property shall be generally in accordance with an approved site
development plan;
(b) If Council considers it necessary, a transport or traffic impact statement or assessment
may be required in conjunction with a site development plan, the extent of which shall
be determined by Council depending on the magnitude of the development;
(c) If Council considers it necessary, a stormwater impact assessment and/or stormwater
management plan may be required in conjunction with a site development plan, the
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103
Hazardous substance, screening, earth banks and retaining structures
(d)
(e)
extent of which shall be determined by Council depending on the magnitude of the
development;
In circumstances where a site development plan is required in terms of this zoning
scheme, no application for building plan approval in terms of the National Building Act
shall be granted by Council, unless a site development plan has first been approved;
and
An approved site development plan shall be considered as setting additional
development rules applicable to the base zone, and any application for amendment
shall comply with Council’s requirements for such amendments.
18.4
HAZARDOUS SUBSTANCE
18.4.1 Any use or ancillary activity that involves the storage or keeping of hazardous substances
that may result in an installation being declared a major hazardous installation in terms of
occupational health and safety law is not permitted, unless a risk management and
prevention plan has been submitted by the owner, and Council has given approval thereto.
18.4.2 Council’s approval in terms of section 18.4.1 above does not exempt the owner from
applying for permission in terms of other relevant legislation.
18.5
SCREENING
18.5.1 Council may require screening in accordance with the following provisions:
(a) Any part of a land unit which is used for the storage or loading of goods shall be
enclosed with a suitable wall and/or landscape screening;
(b) Any external utility service or equipment which is required for a building shall be
appropriately screened from view from a public street, and such screening shall be
integrated with the building in terms of materials, colour, shape and size.
18.6
EARTH BANKS AND RETAINING STRUCTURES
18.6.1 Without the approval of Council:
(a)
no earth bank, retaining structure, column, suspended floor, other device or series of
such devices shall be constructed that enables a ground floor of a building to be
raised more than 1,5 m above existing ground level, provided that where such raising
takes place, the height thereof shall still be measured from existing ground level;
(b)
no earth bank or retaining structure used for holding back earth or loose rock,
whether associated with a building or not, shall be constructed to a height of more
than 2 m above existing ground level; and
(c)
no series of earth banks or retaining structures shall be constructed to a cumulative
height of more than 2,5 m above existing ground level, unless an approximately level
area of at least 2 m wide is incorporated between successive embankments or
retaining structures for every 2 m of cumulative height.
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Maintenance of property and
parking of vehicles, base telecommunication stations, antenna systems, external geysers and solar panels
18.7
MAINTENANCE OF PROPERTY AND PARKING OF VEHICLES
Maintenance of property
18.7.1 Property shall be properly maintained by the owner or occupier and shall not:
(a) be left in a neglected or offensive state, as may be determined by the Council;
(b) contain an unsightly accumulation of papers, cartons, garden refuse, rubble and/or
other waste material, as may be determined by the Council;
(c) contain an accumulation of motor wrecks or un-roadworthy vehicles or used motor
parts, unless these are part of a primary or consent use in terms of this zoning scheme;
(d) contain outdoor storage of building material, appliances or similar items unless these
are:
(i) forming part of a primary or consent use in terms of this zoning scheme;
(ii) being temporarily stored for the purpose of construction in accordance with a
valid building plan approval for the property; or
(iii) stored in conjunction with the holding of a yard or garage sale with a duration of
not more than two consecutive days.
Parking of vehicles in residential zones
18.7.2 The following development rules apply to the parking of vehicles in the Single Residential
zones and General Residential zones:
(a) A motor vehicle owned by an occupant of a dwelling unit and used for commercial
activities conducted away from the dwelling unit, may be parked on the property where
the occupant resides, provided that:
(i) there is adequate space on the property concerned;
(ii) no more than one commercial vehicle per dwelling unit shall be parked on the
property; and
(iii) the gross weight of any such commercial vehicle shall not exceed 3 500 kg.
Mobile homes and caravans
18.7.3 A recreation vehicle, such as a mobile home or caravan, may not be used for permanent
habitation without the approval of Council, except if the applicable zone lawfully allows such
activity.
18.7.4 The following additional development rules shall apply with regard to mobile homes
approved to be placed on a land unit zoned for residential purposes:
(a) The mobile home or caravan shall be sited on a foundation slab and properly anchored;
(b) Solid perimeter skirting, of material and colour complementary to the mobile home or
caravan, shall be provided from the bottom of the mobile home to the ground surface;
(c) The roof and exterior siding of the mobile home or caravan shall be of a non-reflective
material; and
(d) Any structural additions shall be of materials which, in the opinion of Council, are
compatible with the mobile home or caravan.
18.8
BASE TELECOMMUNICATION STATIONS, ANTENNA SYSTEMS, EXTERNAL
GEYSERS AND SOLAR PANELS
Base telecommunication station as a primary or consent use
18.8.1 A rooftop or freestanding base telecommunication station which may be erected as a primary
or consent use in terms of this zoning scheme, shall be subject to any relevant requirements
of the National Environmental Management Act.
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Flood-prone areas and electronic or mechanical playing devices
18.8.2 A rooftop base telecommunication station may not extend more than 3 m in height above the
part of the building that it is attached to without the prior approval of Council.
18.8.3 A freestanding base telecommunication station is not subject to the development rules
pertaining to height in the applicable base zone insofar as it does not exceed a maximum
height of 25 m.
Decommissioned antennas or base telecommunication stations
18.8.4 The following provisions shall apply with regard to decommissioned antennas or base
telecommunication stations:
(a) The owner or operator shall remove all decommissioned infrastructure;
(b) Where the site has been disturbed, the owner or operator shall rehabilitate the site to
its original state or to a state acceptable to Council;
(c) Where the owner or operator fails to comply with subsection (a) or (b) above within a
period of 90 days from the decommissioning, Council may remove such infrastructure,
and rehabilitate the site at the cost of the owner or operator.
Satellite dish antenna systems
18.8.5
Any satellite dish antenna with a diameter in excess of 1,5 m shall be placed in a position
that minimises the visual impact on the surrounding area to the satisfaction of Council.
18.8.6
Any satellite dish antenna of 1,5 m in diameter and smaller, and used solely for the
purposes of television reception or telecommunication, will not require Council’s approval
and is excluded for the purposes of height measurement.
Geysers and solar panels or similar infrastructure affixed to the roof of a building
18.8.7
Any external geysers and associated equipment or solar panels or similar infrastructure
affixed to the roof of a building may not at any point be more than 1,5 m above the roof
surface, measured perpendicularly from such surface.
18.9
18.9.1
FLOOD-PRONE AREAS
Development in flood-prone areas shall have regard to Council’s policy on flood-prone
areas.
18.10 ELECTRONIC OR MECHANICAL PLAYING DEVICES
18.10.1
A maximum of 5 electronic or mechanical playing devices are permitted within a building
in a zone with primary uses for a business premises, hotel or place of assembly, but
excluding house shops.
18.10.2
Where the floor space of a building on a property zoned for the purpose as set out in
section 18.10.1 exceeds 5 000 m², more than 5 electronic or mechanical playing devices
are permitted, provided that:
(a) Not more than 5 such devices shall be permitted on a particular premises within
such a building; and
(b) The Council may limit the number of such premises in a building where such
devices are permitted in order to mitigate their impact on the surrounding uses, be
they internal or external to the building or property.
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Package of plans
18.11 PACKAGE OF PLANS
18.11.1 The general purpose of a package of plans is to provide for a mechanism to plan and
manage the development of large or strategic urban development areas. It is a phased
process of negotiation, planning and approvals, whereby increasing levels of planning detail
are approved together with conditions for such approvals. Areas where the package of
plans approach are used will be generally referred to as Special Planning Areas (SPA), and
must be recorded in Annexure C.
18.11.2 Council may require a package of plans to be submitted for approval in respect of the
following base zones and overlay zone:
(a) General Residential Subzones GR2-GR6;
(b) Community Zone 2: Regional;
(c) General Business Subzones;
(d) Mixed Use Subzones;
(e) General Industry Subzones;
(f) Risk Industry Zone; and
(g) Subdivisional Area Overlay Zone.
18.11.3 A package of plans consists of the following components that are listed in a hierarchy from
higher-order to lower-order plans, and the lower-order plans must be in compliance with
the higher-order plans. Council may decide that all or only some of the components of the
package of plans are required in respect of a particular development.
(a) Contextual framework:
A contextual framework lays down broad land use policy for the development and the
surrounding area. It may include principles or heads of agreement summarising the
general obligations of Council and the developer in relation to the development. The
contextual framework may be prepared by Council, or by a land owner or
development agency under supervision of Council, and may not be in conflict with a
spatial development framework or structure plan approved by Council.
(b) Development framework:
A development framework identifies overall policy, broad goals, and principles for
development within the development. The development framework identifies the
range of uses, general spatial distribution of uses, major transport and pedestrian
linkages, infrastructure and any limits within the development, including but not
limited to density and floor space.
(c) Precinct plans:
Precinct plans apply to specific areas within the development framework that have
common features, functional relationships or phasing requirements. There may be
several precinct plans that make up a development. A precinct plan describes in more
detail the development objectives and intentions for a specific area in the
development, as well as principles for urban form, land use, pedestrian links, traffic
movement, floor space and environmental management.
(d) Subdivision plans:
Subdivision plans, if required, are processed in terms of planning law to establish new
cadastral boundaries and to facilitate the transfer of land units. Subdivision plans may
be approved at any stage after the development framework has been approved, and
the provisions of section 18.11.5 shall apply.
(e) Site development plans:
Site development plans depict more detailed design and development provisions for
one or more land units within a development. These provisions may include, but are
not limited to, details relating to land use, floor space, building lines, height, parking
requirements, municipal services and landscaping, as well as details relating to the
position and appearance of buildings, open space, pedestrian links and traffic
City of Cape Town Zoning Scheme
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Package of plans
(f)
movement. A site development plan may be required before or after a subdivision
plan, and should provide for the information as required in section 18.3.2.
Building plans:
Building plans contain detailed specifications as required by the National Building Act,
and once approved by Council, authorise building work to be performed.
18.11.4 Council may require that the area covered by a contextual framework shall extend beyond
the land under consideration if, in its opinion, the proposed development will have a wider
impact, and Council may determine the extent of such area.
18.11.5 In approving any component of a package of plans, Council shall determine the total floor
space or density permitted within the development which must be imposed as a condition
of approval.
18.11.6 The allocation of floor space shall take into account the carrying capacity of internal and
external infrastructure including but not limited to roads and utility services, and any urban
design principles approved by Council as part of a rezoning or contextual framework.
18.11.7 The approved floor space may remain as ‘floating floor space’ assigned to the overall
development for later allocation, or may be assigned to particular precincts or properties
when a precinct plan is approved; and in either case shall be allocated in individual
subdivisions or site development plans.
18.11.8 When a package of plans is required in terms of this zoning scheme, the relevant
components shall be submitted to Council for its approval before any development on a
land unit can commence, provided that:
(a) Approval shall not be refused if it is consistent with the development rules of a base
zone, overlay zone, or condition of approval; but
(b) Council may require amendments of detail to the relevant component to address
reasonable concerns relating to access, parking, architectural form, urban form,
landscaping, environmental management, engineering services or similar concerns.
18.11.9 The provisions as contained in section 18.3 shall apply with regard to site development
plans.
City of Cape Town Zoning Scheme
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108
Conventional parking requirements
CHAPTER 19: PARKING, LOADING AND INFRASTRUCTURE
19.1
CONVENTIONAL PARKING REQUIREMENTS
Off-street parking requirements
19.1.1
The following parking requirements shall apply unless otherwise stated elsewhere in this
zoning scheme.
(a)
In cases where parking requirements are not stipulated for a particular use, or in
terms of a specific condition imposed by Council, parking shall be provided at a
minimum ratio in accordance with the table titled ‘Minimum off-street parking
requirements’. Where the requirements in this table contradict each other, the most
restrictive parking requirement shall apply. Council shall determine off-street parking
requirements for land uses not stipulated in the table ‘Minimum off-street parking
requirements’.
(b)
The second column in the table headed ‘Standard areas’ refers to requirements that
apply to areas with standard parking needs, or where public transport is not
specifically promoted or available. The column headed ‘PT1 areas’ refers to areas
where the use of public transport is promoted, but where Council considers the
provision of public transport inadequate or where the use of motor vehicles is limited.
The column headed ‘PT2 areas’ refers to areas where the use of public transport is
promoted and Council considers the provision of public transport good, or where the
use of motor vehicles is very limited.
(c)
Council may approve and shall maintain a plan or plans which indicate the areas it
deems to be PT1 and PT2 areas. Such plans shall be recorded in Annexure K and may
be amended from time to time upon approval by Council as required.
(d)
If an area has not been specifically identified by Council as a PT1 or PT2 area, then
the parking requirements for standard areas shall apply.
(e)
Through the provisions of Chapter 14, Council may develop overlay zones to set
maximum parking requirements for specific areas and/or determine different parking
requirements for specific areas, depending on motor vehicle usage or ownership.
(f)
Off-street parking space shall be provided:
(i)
on the property for which parking is required;
(ii) subject to Council’s approval, in public parking facilities available in the vicinity;
or
(iii) in accordance with section 19.1.2 below.
Alternative parking supply
19.1.2
As an alternative to compliance with the off-street parking requirements in terms of this
zoning scheme, with the approval of Council, an owner may:
(a) acquire an area of land sufficient for the relevant parking requirements elsewhere, in
a location approved by Council; or
(b) acquire permanent rights to a parking facility or portion of a parking facility
elsewhere, in a location approved by Council
and shall register a notarial tie or servitude against such land or parking facility to link the
properties concerned for the purpose of parking, and the owner shall cause the parking
concerned to be constructed and maintained in accordance with Council’s approval. The
cost of registration of the notarial tie or servitude shall be borne by the owner.
City of Cape Town Zoning Scheme
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109
Conventional parking requirements
Minimum off-street parking requirements
Land use
Standard areas
Main dwelling house
(SR1 Zone)
2 bays per dwelling unit
(1 bay per dwelling for
erven < 350 m2)
1 bay per dwelling unit
(Nil per dwelling for erven
< 100 m2)
1 bay per 2nd dwelling unit
1,75 bays per dwelling
unit, plus 0,25 bays per
dwelling unit for visitors
1,75 bays per dwelling
unit, plus 0,25 bays per
dwelling unit for visitors
1 additional bay per guest
room
1,25 bays per bedroom
1 bay per dwelling unit
Nil
Nil
Nil
1 bay per 2nd dwelling unit
1 bay per dwelling unit,
plus 0,25 bays per
dwelling unit for visitors
1 bay per dwelling unit,
plus 0,25 bays per
dwelling unit for visitors
1 additional bay per guest
room
0,75 bays per bedroom
1 bay per 2nd dwelling unit
0,75 bays per dwelling
unit, plus 0,25 bays per
dwelling unit for visitors
0,75 bays per dwelling
unit, plus 0,25 bays per
dwelling unit for visitors
Nil
1 bay per 6 beds
0,75 bays per bedroom,
plus 20 bays if licensed
0,5 bays per bedroom
1 bay per 8 beds
0,75 bays per bedroom,
plus 20 bays if licensed
0,3 bays per bedroom
1 bay per 10 beds
0,5 bays per bedroom,
plus 10 bays if licensed
0,2 bays per bedroom
1 bay per 10 children, plus
stop & drop facility
1 bay per classroom and
office, plus stop & drop
facility
0,4 bays per student, plus
1 bay per classroom and
office
2 bays per 100 m² GLA
1 bay per 6 seats or
persons, calculated at
1,4 m² floor space = 1
person
1 bay per 10 children
1 bay per 30 children
1 bay per classroom and
office, plus stop & drop
facility
0,4 bays per student, plus
1 bay per classroom and
office
1,5 bays per 100 m² GLA
1 bay per 8 seats or
persons, calculated at
1,4 m² floor space = 1
person
1 bay per classroom, plus
stop & drop facility
1 bay per 4 seats or
persons (or as per
transport management
plan)
1 bay per 8 seats or
persons
10 bays per 100 m² GLA
3 bays per 20 seats or
persons (or as per
transport management
plan)
1 bay per 10 seats or
persons
8 bays per 100 m² GLA
3 bays per 40 seats or
persons (or as per
transport management
plan)
1 bay per 15 seats or
persons
6 bays per 100 m² GLA
1 bay per bed, plus 3 bays
per consulting room
4 bays per consulting
room
4 bays per 100 m² GLA
1 bay per bed, plus 2 bays
per consulting room
3 bays per consulting
room
2 bays per 100 m² GLA
1 bay per bed
6 bays per 100 m² GLA
4 bays per 100 m² GLA
2 bays per 100 m² GLA
2 bays per 25 m² GLA
4 bays per 100 m² GLA
1 bay per 25 m² GLA
2,5 bays per 100 m² GLA
1 bay per 25 m² GLA
1 bay per 100 m² GLA
Main dwelling house
(SR2 Zone)
Second dwelling
Group dwelling
Flats
Bed & breakfast
establishment
Boarding house,
guest house
Backpackers lodge
Hotel
Retirement home,
orphanage
Crèche
School
Place of instruction
(post-school level)
Library, museum
Place of assembly,
place of worship,
place of
entertainment,
funeral parlour
Sport stadium
Recreation or sports
complex
Gymnasium, health
club
Hospital (general
and private)
Clinic, medical
consulting rooms
Shops (excluding
supermarket)
Supermarket,
shopping centre
Restaurant
Offices
City of Cape Town Zoning Scheme
PT1 areas
PT2 areas
0,5 bays per bedroom
1 bay per classroom and
office
1 bay per 100 m² GLA
1 bay per 10 seats or
persons, calculated at
1,4 m² floor space = 1
person
2 bays per consulting
room
1 bay per 100 m² GLA
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Conventional parking requirements
Conference centre
Motor showroom
Motor repair garage,
service station
Motor fitment centre
Industry
Warehouse, storage
building
6 bays per 10 seats
3 bays per 100 m² GLA
4 bays per service bay,
plus 4 bays per 100 m²
GLA, minimum 8 bays
2 bays per service bay
2 bays per 100 m² GLA
1 bay per 100 m² GLA
4 bays per 10 seats
3 bays per 100 m² GLA
4 bays per service bay,
plus 4 bays per 100 m²
GLA, minimum 8 bays
2 bays per service bay
1,5 bays per 100 m² GLA
1 bay per 100 m² GLA
2 bays per 10 seats
3 bays per 100 m² GLA
4 bays per service bay
1 bay per service bay
1 bay per 100 m² GLA
1 bay per 100 m² GLA
Combined parking requirements
19.1.3
Where two or more uses combine to share a common parking area, Council may approve
parking requirements that are less than the sum of the parking required for individual uses
provided that:
(a) Council is satisfied that the utilisation of the same parking area by the different use
types or activities in the zones will not result in a concurrent use of the parking area;
and
(b) bays intended for combined uses may not subsequently be reallocated to other uses
without the approval of Council.
19.2
SITE ACCESS AND PARKING LAYOUT REQUIREMENTS
Site access and exits
19.2.1
The following site access requirements shall apply:
(a) Council may require compliance with standard municipal or provincial access spacing
guidelines;
(b) No access shall be closer than 10 m from an intersection as defined by the
prolongation of street boundaries; except for industrial-zoned properties, where the
distance shall be 15 m; and
(c) Council may restrict or prohibit access if a pedestrian or traffic hazard is created or is
likely to be created.
19.2.2
Vehicle entrances and exit ways to and from property shall conform to the following
requirements:
(a) Motor vehicle carriageway crossings shall be limited to one per site per public street
or road abutting the site;
(b) Notwithstanding subsection (a) above, where the total length of any street boundary
of a site exceeds 30 m in length, one additional carriageway crossing may be
permitted, provided that no two carriageway crossings are closer than 12 m to each
other;
(c) The minimum and maximum widths of motor vehicle carriageway crossings shall be in
accordance with the following table, titled ‘Width of motor vehicle carriageway
crossings’.
Width of motor vehicle carriageway crossings
Type of carriageway crossing
Minimum width
Maximum width
Single entrance or exit way
Combined entrance and exit way
2,7 m
5,0 m
4,0 m
8,0 m
City of Cape Town Zoning Scheme
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111
Site access and parking layout requirements
Parking layout requirements
19.2.3
The following parking layout requirements shall apply unless otherwise stated elsewhere in
this zoning scheme:
(a) Parking layout configuration, minimum dimensions and ramps to a parking area shall
be in accordance with the provisions of this zoning scheme or an approved site
development plan;
(b) The layout of any parking area, except for parking in SR1 and SR2 zones, shall ensure
that vehicles can readily leave the site without reversing across the sidewalk, unless
approved by Council;
(c) A tandem bay accommodating two motor vehicles shall be regarded as one bay for
the purposes of this zoning scheme; except for single residential zones, where a
tandem bay shall be regarded as two bays;
(d) Visitor parking bays shall be clearly demarcated, readily visible and accessible to
visitors, and preferably grouped together;
(e) Parking areas shall be used for the parking of vehicles which are lawfully allowed on
them, and any activity which causes an obstruction for vehicular traffic or pedestrian
use of the sidewalk is prohibited;
(f) Parking areas shall be constructed and maintained in a state suitable for the parking
and movement of vehicles;
(g) Notwithstanding subsection (a) to (f) above, Council may lay down more restrictive
requirements in connection with parking, site access or motor vehicle carriageway
crossing, if considered necessary from a pedestrian or traffic safety point of view.
19.2.4
Council may require a parking layout plan to be submitted, indicating the way in which it is
intended that motor vehicles shall park, the means of entrance and exit, landscaping
proposals, and construction details.
19.2.5
Council may approve or refuse the parking layout plan and impose conditions of approval.
City of Cape Town Zoning Scheme
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112
Unconventional parking requirements
19.3
UNCONVENTIONAL PARKING REQUIREMENTS
Parking for the physically disabled
19.3.1
Council may require parking that is capable of use by persons with physical disabilities to be
provided on any land unit, in order to ensure easy and convenient access for such persons
to services and facilities generally open to the public and to residential uses.
19.3.2
In any parking facility serving the public, parking for persons with physical disabilities shall
be provided in accordance with the following table, titled ‘Physically disabled accessible
parking’.
Physically disabled accessible parking
Total no of parking bays
1-50
51-100
101-150
151-200
For every additional 100 bays or part thereof
Required number of bays accessible to
the physically disabled
1
2
3
4
1 additional parking bay
19.3.3
Parking for the physically disabled shall comply with the following requirements:
(a) Parking bays shall be a minimum of 3,7 m in width and 5 m in length;
(b) Parking and access aisles shall be level;
(c) Parking bays shall be located as near as possible to accessible building or site
entrances, and shall be located to provide convenient access to kerb ramps;
(d) Each parking bay reserved for physically disabled persons shall be marked on the
parking surface with the international symbol of disabled accessibility;
(e) Additional signage indicating the parking bay as reserved for exclusive use by persons
with physical disabilities may be required by Council;
(f) Where five or fewer parking bays are provided, at least one bay shall be 4 m wide
and marked to provide a parking bay of 2,5 m with an access aisle of 1,5 m, but the
bay need not be reserved exclusively for persons with physical disabilities.
19.3.4
Parking for persons with physical disabilities shall count towards fulfilling off-street parking
requirements.
Motorcycle and bicycle parking spaces
19.3.5
Council may require that parking be provided for motorcycles and bicycles.
19.3.6
For every four motorcycle and six bicycle parking spaces provided, a credit of one parking
bay may be given towards the parking requirements, provided that:
(a) the total credit shall not exceed 2,5% of the parking bays required;
(b) the minimum dimension for a motorcycle space shall be 2,2 m in length and 1 m in
width; and
(c) the minimum dimension for a bicycle space shall be 2 m in length and 0,6 m in width.
19.3.7
Signage, bollards and racks or other devices for storing bicycles and motorcycles in such
bays shall be installed.
City of Cape Town Zoning Scheme
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113
Loading and refuse rooms
19.4
19.4.1
LOADING
Unless Council grants approval to waive this requirement, loading bays shall be provided in
accordance with the table, titled ‘Minimum off-street loading bay requirements’. Council
may determine off-street loading requirements for uses not stipulated in the table.
Minimum off-street loading bay requirements
Land use
Offices
Business
premises other
than offices,
supermarket,
industry
Supermarket
19.4.2
Floor space (m²)
Number of loading bays
0 – 5 000
5 001 – 15 000
15 001 – 30 000
Every additional 30 000 or part thereof
0 – 1 000
1 001 – 2 500
2 501 – 5 000
5 001 – 10 000
Every additional 10 000 or part thereof
0 – 500
501 – 1 000
1 001 and greater
0
1
2
1 additional bay
0
1
2
3
1 additional bay
1
2
3 x requirement in row 2
The following minimum requirements shall apply to loading bays:
(a) A loading bay shall measure not less than 4,5 m by 10 m for perpendicular loading,
and 2,5 m by 12 m for parallel loading.
(b) No carriageway crossing to be accessed by loading vehicles shall be less than 3 m in
width, and no combined entrance and exit way shall be less than 6 m in width.
(c) Covered loading areas shall have a minimum headroom of 3,7 m.
19.5
19.5.1
REFUSE ROOMS
Council may, for the purposes of collecting refuse, require the owner to install a refuse
receptacle on a property which shall:
(a) be of sufficient size to accommodate the refuse generated from the property for one
week;
(b) be located adjacent to a public street, or in a position which will provide acceptable
access to a refuse collection vehicle;
(c) be designed in a manner that is architecturally compatible with the other structures
on the property and will screen refuse bins from public view; and
(d) comply with any other condition or standard requirements that Council may impose
relating to access, health, pollution control, safety or aesthetics.
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Subdivision of land
CHAPTER 20: SUBDIVISION OF LAND
20.1
SUBDIVISION OF LAND
Deemed approval for building line and coverage departures
20.1.1
When Council grants approval for the subdivision of property containing one or more
existing approved structures, so as to locate different structures on separate land units,
Council’s approval is deemed to have been granted for any building line or coverage
departure that arises from the approved subdivision, provided that future structures shall
comply with the requirements of this zoning scheme.
Subdivision of a property with consent use rights or a temporary land use departure
20.1.2
If a property that has been granted a consent use right or temporary land use departure is
subsequently subdivided, the consent use right or temporary land use departure shall apply
to only one of the subdivided portions, unless Council states otherwise by means of a
condition of the subdivision.
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Interpretation
CHAPTER 21: INTERPRETATION AND DEFINITIONS
21.1
INTERPRETATION
Rules for interpretation
21.1.1
The following rules for interpretation shall apply:
(a)
(b)
(c)
(d)
(e)
(f)
(g)
In this zoning scheme, annexures, appendixes, registers, any note on the zoning map
and in any condition imposed in terms of this zoning scheme, the words and
expressions shall have the meanings assigned to them in accordance with the
definitions contained in section 21.2, except where another interpretation is clear
from the context. Interpretation of words not defined in this chapter will have the
meanings assigned to them in the ‘New Shorter Oxford English Dictionary’ published
by Oxford University Press, except where another interpretation is clear from the
context.
Headings contained in this zoning scheme shall serve for reference purposes only and
shall not be construed to govern, limit or modify the meaning or intent of any
provision of the zoning scheme.
The masculine gender includes the feminine and neuter, and vice versa, and the
singular includes the plural, unless the context in the zoning scheme indicates
otherwise.
Whenever reference is made to a law, ordinance or by-law, it includes all succeeding
legislation, substitutions, amendments and additions of and to that law, ordinance or
by-law.
Whenever reference is made to the use of a building, land unit or property, it includes
the erection of a building, the use of part of a building and the use of a land unit,
whether a building is erected on the land unit or not.
The terms ‘must’ and ‘shall’ indicates mandatory requirements, and the term ‘may’
does not refer to mandatory requirements, unless the context clearly indicates
otherwise.
The competent authority’s interpretation of the text shall prevail unless the contrary is
proven.
Methods of measuring distances, heights and levels
21.1.2
The following provisions apply with regard to measuring distances, levels or height:
(a)
(b)
(c)
(d)
If required by Council, the owner or applicant shall appoint a registered surveyor to
supply or verify information necessary for Council to make a decision about
compliance with distances or levels required in terms of this zoning scheme.
Where reference is made or implied to the distance between boundaries or between a
building and a boundary, this distance shall be measured in the following manner:
(i) The boundary or boundaries and all points of the building shall be projected
onto a horizontal plane, and all measurements shall be made on such a plane;
and
(ii) The distance between a point on a building and a boundary shall be measured
at the shortest distance between the point and the boundary.
Where reference is made to a portion of a boundary ‘opposite a building’, such portion
shall be defined by drawing lines in the manner described in subsection (b) from
points on such building, at right angles to such boundary.
Any post-construction deviation from a height restriction that does not exceed
300 mm will not be considered a contravention of the provisions of this zoning
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Interpretation
(e)
(f)
scheme, provided that this deviation provision does not apply for the purposes of
making an application.
If there is doubt about the height of a building or structure, Council may require the
owner to appoint a registered surveyor to:
(i)
certify the actual height of the building or structure in accordance with the
provisions of this zoning scheme;
(ii) certify if a building or structure is in contravention of the provisions of this
zoning scheme; and
(iii) certify that all structures on the property comply with the height restrictions
applicable to the property.
Where reference is made to a distance, ground level, height of a point on a building
or other measurement, then such distance, level or height shall be calculated in
accordance with recognised geometric principles, and for the purposes of determining
contours, from any data set held by Council at or before the commencement date or
any data set so determined by Council. In any case where the distance, level or
height involved is so irregular that calculation in accordance with these principles is
impractical or leads to a result which is clearly not in accordance with the intent of the
zoning scheme, Council shall determine the distance, level or height concerned for the
purpose of administering this zoning scheme.
Interpretation of boundaries
21.1.3
Where uncertainty exists as to the boundaries of zones, the following rules apply, in the
order listed:
(a)
(b)
(c)
(d)
Boundaries shown as following or approximately following any public street or road
shall be construed as following the street or road cadastral boundary.
Boundaries shown as following or approximately following any land unit boundary
shall be construed as following such boundary.
Boundaries shown as following or approximately following natural features shall be
construed as following such features.
In the event of further uncertainty as to the boundaries of a zone, Council shall make
a determination.
Interpretation of category of use and zoning
21.1.4
In the event that there is:
(a)
(b)
(c)
uncertainty or dispute about zoning categories;
conflict between the provisions of a zoning map, these zoning scheme regulations and
the register; or
uncertainty or dispute about the zoning of property,
Council, after giving due consideration to any relevant representations, shall determine the
category of use or zoning, and its decision shall be final.
Evasion of intent of the zoning scheme
21.1.5
Council may refuse any application in terms of the zoning scheme or planning law if it
considers such application to constitute or facilitate an evasion of the intent of this zoning
scheme or any of its provisions.
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Definitions
21.2
DEFINITIONS
21.2.1
In this zoning scheme:
A
‘abattoir’ means a place where animals are slaughtered and prepared for distribution to
butchery shops, supermarkets and food markets;
‘additional dwelling unit’ means a dwelling unit that may be erected with the approval
of Council in an Agricultural zone, in addition to a second dwelling, dwelling or residential
accommodation for bona fide agricultural workers;
‘additional use right’ means a land use specified in this zoning scheme as an activity or
use that is permitted in a zone, provided that any conditions or further provisions specified
for such activity or use are complied with;
‘adult entertainment’ means property used for adult film theatres or strip clubs where
sexually explicit, live or recorded shows are displayed, but does not include adult services or
an adult shop;
‘adult services’ means property used for massage parlours or escort agencies where
sexually orientated personal services are provided, unless such services form part of a
medical or therapeutic service provided by a registered medical practitioner or similar
registered professional person; but does not include adult entertainment or an adult shop;
‘adult shop’ means property used for the retail sale of pornographic, sexually explicit or
erotic material, whether or not such material is displayed for sale, unless such material
forms part of a medical or therapeutic service provided by a registered medical practitioner
or similar registered professional person; but does not include adult entertainment or adult
services;
‘advertise’ has the same meaning as in planning law;
‘advertisement’, when used in the context of outdoor advertising, has the same meaning
as assigned to it in terms of Council’s Outdoor Advertising & Signage by-law;
‘agricultural industry’ means an enterprise for the processing of agricultural products on
or close to the land unit where these agricultural products are grown, and where processing
in such proximity is necessary due to the nature, perishability and fragility of such
agricultural products; and includes a winery and distillery, but does not include a service
trade or abattoir;
‘agriculture’ means the cultivation of land for crops and plants, the keeping and breeding
of animals, beekeeping, or the operation of a game farm, and includes such activities and
buildings as are reasonably connected with the main farming activities, such as dwelling
units for the farmer, farm manager and farm labourers, the packing of agricultural produce
grown on the property for delivery to the market, and a plant nursery; but excludes
intensive horticulture, intensive animal farming, a farm shop, harvesting of natural
resources, and agricultural industry;
‘air and underground rights’ means the development of a defined space above or below
a public street, open space, railway line or another transport usage, and the allocation of
use rights for such purpose which may include any use with the approval of Council;
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Definitions
‘airport’ means a complex comprising aircraft runways and associated buildings for the
take-off and landing of civilian aircraft, as well as facilities for the handling and storage of
air freight;
‘ancillary’ means a land use, purpose, building, structure or activity which is directly
related to, and subservient to, the lawful, dominant use of the property;
‘animal care centre’ means a place for the care of pets and animals, operated on either a
commercial or a welfare basis, and includes boarding kennels and pet training centres;
‘antenna’ means any system of wires, poles, rods, reflective surfaces or similar devices,
used to transmit or receive electronic communication signals or electro-magnetic waves;
‘applicant’ means a person or entity that makes an application in terms of the planning
law or this zoning scheme;
‘approval’ means permission granted by Council, after due consideration of all relevant
facts and after following the relevant application procedure as set out in this zoning
scheme, and includes permission for a specific type of land use or activity in addition to the
primary use rights applicable to the property concerned, or any other approval as required
in the zoning scheme;
‘aqua-culture’ means the breeding, for commercial purposes, of water flora or fauna in
artificially constructed dams or holding tanks, or suspended from floating supports in
natural water bodies;
‘atrium’ means a covered courtyard comprising a void within a building that extends for
one or more floors in height, but does not contain floors that penetrate into the void. An
atrium contains a floor and a roof or ceiling;
‘authority use’ means a use which is practised by or on behalf of a public authority, the
characteristics of which are such that it cannot be classified or defined under other uses in
this zoning scheme, and includes a use practised by:
(a) the national government, such as a military base and installation, police station or
prison;
(b) the provincial government, such as a road station or road camp;
(c) Council, such as fire services or a municipal depot with related uses, including limited
accommodation for staff who are required to be on standby for emergencies;
(d) a foreign government, such as an embassy or consulate, but does not include a
dwelling house where the dominant use is for living accommodation of foreign
diplomatic personnel.
‘average ground level’ means the average of the highest and lowest existing ground
levels immediately abutting the external elevational plane or wall cutting into the ground of
a building or vertical division of a building, and Council may:
(a) determine the average ground level from measurements supplied on a building plan;
or
(b) deem a level to be the average ground level based on measurements interpolated
from a contour plan, local height benchmark or other information held by Council; or
(c) require the owner or applicant to commission a registered surveyor to measure levels
of the ground or interpolate levels, in order to provide Council with sufficient
information so that it can determine the average ground level for the purpose of
administering this zoning scheme;
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Definitions
B
‘backpackers lodge’ has the same meaning as ‘boarding house’ except that lodging is
provided per bed and not per bedroom;
‘balcony’ means a floor projecting outside a building at a level higher than that of the
ground floor, enclosed only by low walls or railings or by main containing walls of rooms
abutting such projecting floor, and may include a roof over such floor and pillars supporting
such roof;
‘base level’ of a building means an imaginary plane drawn horizontally at the average
ground level of the building, or vertical division of the building, is at the bottom of the
ground floor and is directly above or on top of the ceiling of any basement;
‘base zone’ means that zone which determines the lawful land use and development rules
for a land unit in terms of this zoning scheme, before the application of any overlay zone;
‘basement’ means that space in a building between a floor and ceiling, including such
floor or ceiling, which is not intended as habitable space and which is completely below the
existing ground level and remains underground, except that it may include vehicular access
from a road, provided that such access may only be obtained at a downward or level angle;
‘bed and breakfast establishment’ means a dwelling house or second dwelling in which
the owner of the dwelling supplies lodging and meals for compensation to transient guests
who have permanent residence elsewhere; provided that:
(a) the dominant use of the dwelling house concerned remain for the living
accommodation of a single family; and
(b) the property complies with the requirements contained in this zoning scheme for a
bed and breakfast establishment;
‘boarding house’ means a building where lodging is provided, and may incorporate
cooking, dining and communal facilities for the use of lodgers, together with such
outbuildings as are normally used therewith; and includes a building in which rooms are
rented for residential purposes, youth hostel, backpackers’ lodge, guest house, home for
the aged, handicapped or orphaned and residential club; but does not include a hotel,
dwelling house, second dwelling or group house;
‘boundary’ in relation to a land unit means one or more of the cadastral lines separating
such land unit from another land unit or from a road reserve;
‘boundary wall’ means any wall, fence or enclosing structure erected on or next to a
cadastral property boundary, and any other structure, including security devices, such as
spikes, barbed wire, razor wire or electric fences, affixed to or on top of a boundary wall;
‘braai room’ means a room which is part of the main dwelling or outbuildings and is used
primarily for entertainment purposes and where food and drinks may be prepared, but
excludes a kitchen;
‘building’, without in any way limiting its ordinary meaning, includes:
(a) any roofed structure;
(b) any external stairs, steps or landings of a building and any gallery, canopy, balcony,
stoep, verandah, porch or similar feature of a building;
(c) any walls or railings enclosing any feature referred to in subsection (b) above; and
(d) any other portion of a building;
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Definitions
‘building line’ means an imaginary line on a land unit, which defines a distance from a
specified cadastral boundary, within which the erection of buildings or structures are
completely or partially prohibited;
‘business premises’ means a property from which business is conducted and includes a
shop, supermarket, restaurant, sale of alcoholic beverages, plant nursery, office, service
trade, funeral parlour, financial institution and building for similar uses, but does not include
a place of assembly, place of entertainment, institution, motor repair garage, industry,
noxious trade, risk activity, adult entertainment business, adult services or adult shop;
‘builder’s yard’ means a property used for the storage of material and equipment which:
(a) is required for or is normally used for construction work;
(b) was obtained from demolitions of structures or excavations of ground; or
(c) is necessary for or is normally used for land development, such as storage of material
used for building roads, installing essential services, or for any other construction
work, whether for public or private purposes;
C
‘cadastral line’ means a line representing the official boundary of a land unit as recorded
on a diagram or general plan approved by the Surveyor General and registered in the
Deeds Office;
‘camping site’ means a property in which tents or caravans are used for accommodation
for visitors, and includes ablution, cooking and other facilities for the use of such visitors;
‘canopy’ means a cantilevered or suspended roof, slab or covering (not being the floor of a
balcony) projecting from the wall of a building;
‘caravan’ means a vehicle which has been equipped or converted for living and sleeping
purposes and which can be readily moved;
‘carport’ means a structure for the storage of one or more vehicles that is covered by a
roof, provided that not more than two sides may be permanently enclosed;
‘carriageway crossing’, in relation to a motor vehicle carriageway crossing, means an
entrance or exit way, or a combined entrance and exit way, from a land unit to an abutting
road;
‘cemetery’ means a place for the burial of human or domestic animal remains, and may
include ancillary buildings such as an office and chapel, but does not include a
crematorium;
‘City Manager’ means the municipal manager of the Council as provided for in section 82
of the Municipal Structures Act or an official acting under delegated powers from the City
Manager;
‘clinic’ means a place for the diagnosis and treatment of human illness or the improvement
of human health, which has limited facilities and an emphasis on outpatients, provided that
a clinic may contain live-in facilities for no more than twenty persons, including patients and
staff; and a clinic may include medical consulting rooms, operating theatre, an outpatients
centre and a wellness centre with ancillary uses;
‘commencement date’ means the date on which this zoning scheme came into
operation;
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Definitions
‘commercial’ combined with a use, such as ‘commercial entertainment’, ‘commercial
conference facility’ etc., means an enterprise that is run with the express purpose of making
a profit and where there are no or limited social or charitable objectives;
‘common boundary’ in relation to a land unit means a boundary that is common with an
adjoining land unit other than a street boundary;
‘conference facility’ means a place of commercial nature where information is presented
and ideas or information exchanged among groups of people or delegates whose normal
place of work is elsewhere, and may include overnight accommodation and the supply of
meals to delegates;
‘confirm’ in relation to a subdivision means ‘to confirm’ as contemplated in planning law,
and ‘confirmation’ has a corresponding meaning;
‘consent use’ means a land use specified in a zone or subzone in this zoning scheme as a
consent use which is permitted in terms of the provisions of a particular zone only with the
approval of Council;
‘container site’ means property used for the storage of shipping or transport containers;
‘contextual framework’ means a plan or written strategy approved by Council as
envisaged in section 18.11.3(a);
‘Council’ means the Municipality of Cape Town as a Municipal Council established in terms
of section 12 of the Municipal Structures Act;
‘coverage’ means the total area of a land unit that may be covered by buildings,
expressed as a percentage of the area of such land unit, and shall include all roofed areas;
provided that the following portions of buildings shall be disregarded in the calculation of
coverage:
(a) stoeps, entrance steps and landings;
(b) open balconies and retractable awnings;
(c) cornices, chimney breasts, pergolas, flower boxes, water pipes, drain pipes and minor
decorative features not projecting more than 500 mm from the wall of the building;
(d) eaves not projecting more than 1 m from the wall of the building;
(e) a basement, provided that the finished level of the top of the basement roof slab does
not project above the existing ground level;
‘crematorium’ means a place for incinerating corpses in a furnace, and includes ancillary
facilities such as a chapel and offices;
‘cultural and social ceremonies’ means the practice of cultural and social ceremonies by
any person belonging to a cultural, religious or linguistic community, provided that such
ceremonies are lawful;
D
‘departure’ has the meaning assigned to it in planning law;
‘development framework’ means a plan and/or written document approved by the
competent authority in terms of planning law, and may form part of a package of plans;
‘development rule’ means a rule, restriction, provision, or requirement in terms of this
zoning scheme which sets out the permissible extent of use or development of a property
to which it relates, and has the same meaning as land use restrictions in planning law;
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Definitions
‘display’ in relation to a sign, without in any way limiting its ordinary meaning, includes the
erection of any structure for the support of such sign;
‘domestic staff quarters’ means an outbuilding of not more than 50 m², including
sanitary and cooking facilities, and used for the accommodation of domestic staff employed
at the dwelling house concerned;
‘dominant use’ means the predominant or major use of a property, and may consist of
primary uses, consent uses or other lawful uses permitted on the property;
‘dwelling house’ means a building containing only one dwelling unit, together with such
outbuildings as are ordinarily used with a dwelling house, including domestic staff quarters;
‘dwelling unit’ means a self-contained, interleading group of rooms, with not more than
one kitchen, used for the living accommodation and housing of one family, together with
such outbuildings as are ordinarily used therewith, but does not include domestic staff
quarters, or tourist accommodation or accommodation used as part of a hotel;
E
‘eaves’ means a portion of a roof projecting beyond the face of a building, including any
gutters;
‘earth bank’ means land that is shaped to hold back earth or loose rock;
‘ecosystem’ means a self-sustaining and self-regulating community of organisms and the
interaction between such organisms with one another and with their environment;
‘electronic or mechanical playing devices’ means any electronic or mechanical or
similar devices which are designed or used for the purpose of playing of any game or for
recreational or amusement purposes or where the operator or player is entitled to a limited
payout as determined by law and the operation involves the payment of any valuable
consideration either by insertion of a coin, token coin, disc or another manner;
‘encroachment agreement’ means an agreement between an owner and Council relating
to the projection or overhang of portions of a building or structure from the owner’s
property onto or over Council’s property;
‘engineering services’ means infrastructure for the provision of water, electricity,
sewerage, stormwater management, streets, roads and pedestrian walkways, including all
related services and infrastructure;
‘entrance steps and landings’ means steps and landings to a building, including any low
walls and railings, if such steps and landings are not within the main containing walls of the
building;
‘environmental conservation use’ means the use or maintenance of land in a
substantially natural state with the object of preserving the biophysical and heritage
characteristics of that land, as well as flora and fauna living on the land, and includes
associated infrastructure required for such use;
‘environmental facilities’ means facilities for the management, study, interpretation,
education, and public appreciation of a predominantly natural area or heritage site; and
includes accommodation for staff, support services and associated infrastructure, but does
not include tourist facilities or tourist accommodation;
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Definitions
‘environmental site- or activity management plan’ means a plan that documents the
management of site preparation, construction and/or operations affecting an environmental
resource or an environmentally significant place, its environmental values and management
requirements, or both.
‘equipment room’ means a building or a part thereof to accommodate communication
equipment associated with telecommunication infrastructure. This can be a separate
building used exclusively for the equipment, or it can be a container or a room within a
building.
‘erection’ in relation to a building or structure includes:
(a) the construction of a new building or structure;
(b) the alteration or conversion of, or addition to, a building or structure; and
(c) the re-construction of a building or structure which has completely or partially been
demolished;
and ‘erect’ has a corresponding meaning;
‘erf’ has the same meaning as ‘land unit’;
‘existing ground level’ means the level of the land surface on a land unit:
(a) in its unmodified state, before any building had been erected or alterations in levels
had been made thereon; or
(b) as established from a plan indicating the contours of the land lodged with and
accepted by an official agency such as the municipality or a government department,
which depicts the existing level of the ground at or before the commencement date;
or
(c) in a state which has been graded, with Council’s approval, for the purpose of
development; or
(d) as determined by Council, if in its opinion it is not possible to ascertain the existing
level of the ground due to irregularities or disturbances of the land; and
Council may require the owner or applicant to commission a registered surveyor to measure
levels of the ground or interpolate levels, which shall be tied to the National Control
Network, or where this is not possible, to provide at least two durable reference marks
suitably located, in order to provide Council with sufficient information so that it can
determine the most appropriate existing ground level for the purpose of administrating this
zoning scheme;
‘expo centre’ means a place for large exhibitions, particularly of a commercial nature
where products are displayed to promote trade, or a place for large conventions; and
includes a conference facility;
F
‘factory’ means property containing an industrial manufacturing plant used for the
manufacture of goods;
‘factory shop’ means property used for the retail sale of goods to the public, in which the
goods concerned have been completely or predominantly manufactured in a factory on the
property concerned;
‘family’ means:
(a) one person maintaining an independent household; or
(b) two or more persons related by blood, marriage or civil union maintaining a common
household; or
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Definitions
(c)
not more than five unrelated persons without dependants maintaining a common
household; but
does not exclude up to six foster children, or dependants under legal guardianship as part
of a household;
‘farm shop’ means a building, located on a farm, where the farmer sells produce grown on
the farm and other goods to the general public;
‘flats’ means a building containing three or more dwelling units, together with such
outbuildings as are ordinarily associated therewith; provided further that in those zones
where flats are permissible, a building with less than three dwelling units shall also be
permissible in a building approved for flats or purposes other than for flats;
‘flood’ means a general and temporary condition of partial or complete inundation of land
from the overflow of a body of water;
‘flood-prone area’ means any land area susceptible to being inundated by water from any
source;
‘floor’ means the inner, lower surface of a room, garage or basement, and includes a
terrace or atrium to which the occupants of a building have access;
‘floor factor’ means the factor (expressed as a proportion of 1) which is prescribed for the
calculation of maximum floor space of a building or buildings permissible on a land unit. If
the floor factor is known, the maximum permissible floor space can be calculated by
multiplying the floor factor by the area of the land unit;
‘floor space’ in relation to any building means the area of a floor which is covered by a
slab, roof or projection; provided that:
(a) any area, including a basement, which is reserved solely for parking or loading of
vehicles shall be excluded;
(b) external entrance steps and landings, any canopy, any stoep and any area required
for external fire escapes shall be excluded;
(c) a projection including a projection of eaves, and a projection which acts as a
sunscreen or an architectural feature, which projection does not exceed 1 m beyond
the exterior wall or similar support, shall be excluded;
(d) any uncovered internal courtyard, lightwell or other uncovered shaft which has an
area in excess of 10 m² shall be excluded;
(e) any covered paved area outside and immediately adjoining a building at or below the
ground floor level, where such paved area is part of a forecourt, yard, external
courtyard, pedestrian walkway, parking area or vehicular access, and which is
permanently open to the elements on at least the front or long side, shall be
excluded;
(f) any covered balcony, verandah or terrace which, apart from protective railings, is
permanently open to the elements on at least the front or long side, and which does
not exceed 2,5 m in width, shall be excluded;
(g) subject to subsection (h) below, any stairs, stairwells and atriums that are covered by
a roof shall be included;
(h) in the case of multi-level buildings, any stairwells, liftwells, lightwells or other wells,
and any atrium, shall only be counted once; and provided further that:
floor space shall be measured from the outer face of the exterior walls or similar supports
of such building, and where the building consists of more than one level, the total floor
space shall be the sum of the floor space of all the levels, including that of basements;
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Definitions
‘funeral parlour’ means property where the dead are prepared for burial or cremation and
includes facilities for ancillary administrative and religious functions but does not include a
crematorium;
‘freestanding base telecommunication station’ means a freestanding support
structure on land or anchored to land and used to accommodate telecommunication
infrastructure for the transmitting or receiving of electronic communication signals, and may
include an access road to such facility;
G
‘garage’ means a building for the storage of one or more motor vehicles, and includes a
carport but does not include a motor repair garage or service station;
‘greenhouse’ means a structure with the sides primarily made of a transparent material
such as glass, perspex or plastic for the purpose of growing of plants or hastening growth
of plants under controlled environmental conditions;
‘gross density’ means a measure of the number of dwelling units in a specified area, and
is calculated as follows:
Total number of dwelling units in a specified area
Gross dwelling density
=
(units per hectare)
Extent of specified area in hectares
‘gross leasable area or GLA’ means the area of a building designed for, or capable of,
occupancy and/or control by tenants, measured from the centre line of joint partitions to
the inside finished surface of the outside walls, and shall exclude the following:
(a) all exclusions from the definition of floor space;
(b) toilets;
(c) lift shafts, service ducts, vertical penetrations of floors;
(d) lift motor rooms and rooms for other mechanical equipment required for the proper
functioning of the building;
(e) areas reasonably used in connection with the cleaning, maintenance and care of the
building, excluding dwelling units for caretakers, supervisors, cleaners or maintenance
staff; and
(f)
interior parking and loading bays;
‘ground floor’ means the lowest floor of a building that is not a basement and is
positioned on the base level of a building or vertical division;
‘ground level’: see ‘average ground level’ and ‘existing ground level’;
‘group house’ means a dwelling unit which forms part of a group housing scheme;
‘group housing’ and ‘group housing scheme’ means a group of separate and/or linked
dwelling units which may be subdivided but are planned, designed and built as a
harmonious architectural entity and integrated with open space in an ordered way;
‘group housing site’ means one or more land units on which a group housing scheme
may be erected;
‘guest house’ means a dwelling house or second dwelling which is used for the purpose of
supplying lodging and meals to transient guests for compensation, in an establishment
which exceeds the restrictions of a bed and breakfast establishment, and may include
business meetings or training sessions by and for guests on the property;
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H
‘habitable space’ means space used, designed, adapted or intended to be used by
persons for sleeping in, living in, preparation or consumption of food or drink, transaction of
business, rendering of any services, manufacturing, processing or sale of goods,
performance of work, gathering together of persons or for recreational purposes;
‘halfway house’ means a facility that provides temporary accommodation for residents
who have completed a formal treatment programme for substance abuse, but excludes
inpatient treatment or similar facilities;
‘harvesting of natural resources’ means the gathering of flora and/or fauna within a
conservation-worthy area for sale or use by a person or agency other than a recognised
environmental agency; provided that such harvesting:
(a) is sustainable;
(b) does not deplete the resources below acceptable levels; and
(c) is not detrimental to the ecosystem;
‘hazardous substance’ or ‘hazardous substances’ has the same meaning as the
definition of ‘grouped hazardous substance’ in the Hazardous Substances Act, 1973 (Act 15
of 1973);
‘height’ of a building means a vertical dimension from a specified level to another specified
level, as set out in the development rules of a zone, measured in metres; provided that
chimneys, flues, masts, antennas, satellite dishes not exceeding 1,5 m in diameter and
external geysers with associated equipment not protruding more than 1,5 m above the top
of the roof shall not be counted for the purpose of height control;
‘helicopter landing pad’ means any portion of land, building, structure or part thereof
which has been demarcated for the purposes of landing or take-off of helicopters or vertical
lift-off aircraft;
‘heritage area’ has the same meaning as described in section 31 of the National Heritage
Resources Act;
‘heritage management plan’ means a plan that documents a heritage resource, its
heritage values and management requirements. Such a heritage management plan must be
subject to public consultation and approved by Council before it may be implemented;
‘heritage legislation’ means the National Heritage Resources Act;
‘heritage place’ means a property, site, area, region, structure, group of structures, open
space, public square, street, park, field or natural feature that is worthy of conservation due
to its heritage value;
‘heritage register’ has the same meaning as defined in the National Heritage Resources
Act;
‘heritage resource’ has the same meaning as defined in the National Heritage Resources
Act;
‘home occupation’ means the practising of an occupation or the conducting of an
enterprise from a dwelling house, second dwelling, dwelling unit or outbuilding by one or
more occupants who reside on the property; provided that the dominant use of the
property concerned shall remain for the living accommodation of the occupants, the
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property complies with the requirements contained in this zoning scheme for a home
occupation and home occupation does not include a house shop;
‘home child care’ means the use of portion of a dwelling house or outbuildings by the
occupant to provide day care, after school care or instruction for a limited number of infants
or children;
‘horticulture’: see ‘intensive horticulture’;
‘hospital’ means a place for the diagnosis and treatment of human illness, with integrated
facilities such as operating theatres and live-in accommodation for patients; and includes a
clinic and medical consulting rooms;
‘hotel’ means a property used as a temporary residence for transient guests, where
lodging and meals are provided, and may include:
(a) a restaurant or restaurants;
(b) conference and entertainment facilities that are subservient and ancillary to the
dominant use of the property as a hotel; and
(c) premises which are licensed to sell alcoholic beverages for consumption on the
property;
but does not include an off-sales facility, dwelling house or dwelling unit;
‘house shop’ means the conducting of a retail trade from a dwelling house, second
dwelling or outbuilding by one or more occupants who shall reside on the property;
provided that the dominant use of the property shall remain for the living accommodation
of the occupants;
I
‘industry’ means a property used as a factory or for such purposes and in or on which an
article or part of such article is made, manufactured, produced, built, assembled, compiled,
printed, ornamented, processed, treated, adapted, repaired, renovated, rebuilt, altered,
painted (including spray painting), polished, finished, cleaned, dyed, washed, broken up,
disassembled, sorted, packed, chilled, frozen or stored in cold storage; including offices,
caretaker’s quarters or other uses which are subservient and ancillary to the use of the
property as a factory; and includes a warehouse, but does not include a noxious trade or
risk activity;
‘informal trading’ means the legal selling of products in areas demarcated by Council
specifically for these purposes, such as markets and other demarcated areas;
‘institution’ means a property used as a welfare facility such as a home for the aged,
retired, indigent or handicapped; or a social facility such as a counselling centre,
orphanages or reformatory; and includes ancillary administrative, health care and support
services for these facilities; but does not include a hospital, clinic or prison;
‘integrated development plan’ or ‘IDP’ means a plan envisaged in terms of section 25
of the Municipal Systems Act;
‘intensive animal farming’ means the breeding, feeding and keeping of animals or
poultry on an intensive basis, but excludes the breeding, feeding and keeping of wildlife;
‘intensive horticulture’ means the culture of plants on an intensive scale, including the
culture of plants under a roof or in greenhouses, as well as the sale of self-produced plants
on a property;
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J
K
‘kitchen’ means a room or part of a room equipped for preparing and cooking meals and
excludes a braai room, food and drink preparation area or bar facilities in an entertainment
area;
L
‘land’ means a tract of ground capable of being owned as property and includes land
covered with water;
‘land unit’ means a portion of land registered in the Deeds Registry, or shown on a valid
plan of subdivision approved by Council or other competent authority, as an erf, farm,
stand, lot or plot;
‘land use’ means the name of the use rights listed in this zoning scheme, and can be a
collective description for one or a number of land use activities and ancillary uses;
‘landscaping’ means the placement of plants, contoured features, water features, paving,
street furniture and other soft and hard elements, for the purposes of enhancing the
aesthetic appeal, environmental management, amenity and value of a property or area;
‘lawful non-conforming use’ means an existing use of property, including buildings or
structures thereon and the use thereof, that was lawful before the commencement date of
this zoning scheme, but which does not conform to the use or development rules stipulated
in this zoning scheme;
‘Less Formal Township Establishment Act’ means the Less Formal Township
Establishment Act, 1991 (Act 113 of 1991);
‘loading bay’ means an area which is clearly demarcated for the loading and off-loading of
goods from commercial vehicles, and which has vehicular access to a public street to the
satisfaction of Council;
‘lodging’ means bedroom (or bed, in the case of a backpackers lodge) accommodation
which is made available for payment, and the services ordinarily related to such
accommodation, and ‘lodger’ has a corresponding meaning;
M
‘maximum floor space’ means the greatest total floor space that is allowed for a building
or buildings on a land unit, and is calculated by multiplying the floor factor by the area of
the land unit or that portion of the land unit which is situated within a particular zone;
provided that where the land unit is situated within two or more zones to which different
floor factors apply, the maximum floor space for the whole land unit shall be the total of the
maximum floor space for each zoned portion of the land unit;
‘medical consulting rooms’ means an office or offices and ancillary rooms used by a
registered medical professional for human medical or medical-related consultation, where
such office is not attached to a hospital or clinic;
‘metropolitan road’ means any public street or road declared by Council as a road of
metropolitan significance in terms of a schedule of such roads published and shown on a
plan, as may be amended by Council from time to time;
‘mine’ has the same meaning as stipulated in the Mineral and Petroleum Resources
Development Act, 2002 (Act 28 of 2002) and include prospecting or prospecting related
activities;
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‘mobile home’ means a transportable structure with the necessary service connections,
which is designed so that it can be used as a permanent dwelling;
‘motor repair garage’ means a commercial enterprise where motor vehicles are provided
with fuel and/or major services such as engine overhauling, spray-painting, panel beating,
black-smithery, exhaust fitment, shock absorber fitment or body work, and includes a
service station;
‘motor vehicle’ means a wheeled vehicle designed or used for propulsion by means of an
internal combustion or electrical engine, and includes a motor cycle, trailer or caravan, but
does not include a vehicle moving exclusively on rails;
‘multiple parking garage’ means a place, excluding a road, street and on-site parking
associated with a primary or consent use, that is used for parking of motor vehicles by the
public, with or without a fee, and may include parking within a building;
‘municipality’ has the same meaning as ‘Council’;
‘Municipal Systems Act’ means the Local Government: Municipal Systems Act, 2000 (Act
32 of 2000);
N
‘National Constitution’ means the Constitution of the Republic of South Africa, 1996 (Act
108 of 1996);
‘National Building Act’ means the National Building Regulations and Building Standards
Act, 1977 (Act 103 of 1977);
‘National Heritage Resources Act’ means the National Heritage Resources Act, 1999
(Act 25 of 1999);
‘National Environmental Management Act’ means the National Environmental
Management Act, 1998 (Act 107 of 1998);
‘National Ports Authority’ means an authority that could either be a business unit or
division within Transnet or a public company or enterprise created through the provisions of
the National Ports Act, 2005 (Act 12 of 2005);
‘natural ground level’: see ‘average ground level’ or ‘existing ground level’;
‘noise level’ means a reading on an integrated impulse sound level meter taken in
accordance with accepted scientific principles, as described in Noise Control Regulations
promulgated in terms section 25 of the Environment Conservation Act, 1989 (Act 73 of
1989) and published in PN 627/1998 in Provincial Gazette 5309 of 20 November 1998, or
any such subsequent superceding regulations or legislation;
‘noxious trade’ means an offensive, poisonous or potentially harmful trade, use or activity
which, because of fumes, emissions, smell, vibration, noise, waste products, nature of
material used, processes employed, or other cause, is considered by Council to be a
potential source of danger, nuisance or offence to the general public or persons in the
surrounding area;
O
‘occupant’ means any person who physically inhabits a property;
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‘occupational health and safety law’ means the Occupational Health and Safety Act,
1993 (Act 85 of 1993) or municipal by-laws governing occupational health and safety,
whichever is applicable;
‘office’ means property used for the conducting of an enterprise primarily concerned with
administrative, clerical, financial or professional duties, and includes medical consulting
rooms;
‘open space’ means land, not designated as public open space or not deemed to be an
ancillary use, which is used primarily as a site for outdoor sports, play, rest or recreation, or
as a park or nature area; and includes ancillary buildings, infrastructure and uses, but
excludes shops, restaurants and gymnasiums;
‘organ of state’ means an organ of state as defined in section 239 of the National
Constitution;
‘outbuilding’ means a structure, whether attached or separate from the main building,
which is normally ancillary and subservient to the main building on a land unit, and includes
a building which is designed to be used for the garaging of motor vehicles, and any other
normal activities in so far as these are usually and reasonably required in the connection
with the main building; as well as domestic staff quarters in the case of a dwelling house,
but does not include a second dwelling;
‘outdoor advertising’ means the act or process of notifying, warning, informing, making
known or any other act of transferring information in a visible manner and which takes
place outdoors;
‘overlay zone’ means a category of zoning applicable to a particular area or land unit
which:
(a) stipulates development rules and/or use rights in addition to the base zone
requirements, which may be more or less restrictive; and
(b) may include provisions and development rules relating to primary uses, additional
uses or consent uses, provisions in the base zone, subdivision and subdivisional
areas, special planning areas, development incentives, density limitations, urban
form, urban renewal, heritage and environmental protection, management of the
urban edge, scenic drives or local areas, or any other purpose, as set out in this
zoning scheme or regulations promulgated in terms of the Municipal Systems Act;
and ‘overlay zoning’ has a corresponding meaning;
‘owner’ in relation to property, means the person or entity in whose name that property is
registered in a deeds registry, or to whom that property has vested in terms of planning
law, and may include the holder of a registered servitude right or registered lease, and any
successor in title;
P
‘package of plans’ means the hierarchy of plans specified in terms of the provisions in
section 18.11 of this zoning scheme, and applies to areas generally referred to as Special
planning areas;
‘parapet’ means a low projection, wall or moulding which finishes the uppermost edge of a
building with a flat or low pitched roof;
‘parking bay’ means an area measuring not less than 5 m by 2,5 m for perpendicular or
angled parking and 6 m by 2,5 m for parallel parking, which is clearly identified and
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demarcated for the parking of one motor vehicle and may be provided in the form of a
garage or carport, and which is accessible for easy and safe vehicle movement;
‘pergola’ means any unroofed horizontal or approximately horizontal grille or framework
and associated vertical support structure, such that the area in the horizontal projection of
the solid portions thereof does not exceed 25% of the total area thereof;
‘place of assembly’ means a place which has a civic function to serve the social and
community needs of an area, which may attract people in relatively large numbers and
which is not predominantly a commercial enterprise; including a civic hall, concert hall,
indoor sports centre, gymnasium, sport stadium and club house, but does not include a
place of entertainment or conference facility;
‘place of entertainment’ means a place used predominantly for commercial
entertainment which may attract relatively large numbers of people, operate outside normal
business hours or generate noise from music or revelry on a regular basis; including a
cinema, theatre, amusement park, dance hall, ball room, gymnasium, facility for betting,
electronic or mechanical playing devices, gambling hall and nightclub;
‘place of instruction’ means a place for education or training at pre-school, school or
post-school levels, including a crèche, nursery school, primary school, secondary school,
college, university or research institute, and ancillary uses such as boarding hostels; or a
civic facility for the promotion of knowledge to the community such as a public library,
public art gallery or museum; or a place of instruction in sport where the main objective is
instruction as opposed to participation by the public as either competitors or spectators; but
excludes a reformatory, commercial conference facility, gymnasium and in-house business
training centre;
‘place of worship’ means a church, synagogue, mosque, temple, chapel or other place for
practising a faith or religion, and includes ancillary uses such as a religious leader’s
dwelling, office or place for religious instruction; but does not include a funeral parlour,
cemetery or crematorium, provided that a dwelling where the occupants engage in worship
does not constitute a place of worship;
‘planning law’ means the Townships Ordinance, the Planning Ordinance, the Planning Act
or succeeding legislation governing the preparation and administration of zoning schemes in
the Western Cape, whichever is applicable;
‘Planning Ordinance’ means the Land Use Planning Ordinance, 1985 (Ordinance 15 of
1985) of the Western Cape Province, and includes regulations made thereunder;
‘plant nursery’ means a property which is used for the cultivation and sale of plants,
gardening products and gardening equipment as a commercial enterprise;
‘plaza’ means an urban open space or square, primarily designed for outdoor use by
pedestrians;
‘policy plan’ means a policy adopted by Council, or structure plan, spatial development
framework or other plan as approved in terms of planning law;
‘porch’ means a roof (not being the floor of a balcony) projecting from the outside of a
building above a doorway, and forming a covered entrance to such building, and includes
any paved area thereunder and any low walls or railings enclosing such paved area, and
any pillars supporting such roof;
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‘port’ has the same meaning as in the National Ports Act, 2005 (Act 12 of 2005);
‘Port development framework plan’ means a plan prepared and approved by the
National Ports Authority, in consultation with the affected municipality, that reflects the
policy for the port development and the land use and development rules within such port;
‘precinct plan’ means a plan, approved by Council, as envisaged in section 18.11.3(c) of
this zoning scheme;
‘premises’ means any shop or restaurant within a building that is not linked in any manner
or way with another shop or restaurant in the same building;
‘primary use’ in relation to property means any land use specified in this zoning scheme
as a primary use, being a use that is permitted without the need to obtain Council’s
approval first;
‘private road’ means privately owned land which provides vehicle access to a separate
cadastral property or properties and which is designated as private road; it may include
ancillary access control infrastructure such as a gatehouse, guardhouse, refuse room and
utility room, but a driveway on a property and a servitude right of way over a property do
not constitute private roads for the purpose of this zoning scheme;
‘private open space’: see ‘open space’;
‘property’ means land together with any improvements or buildings on the land;
‘protected area’ has the same meaning as assigned to it in terms of the National
Environmental Management: Protected Areas Act, 2003 (Act 57 of 2003);
‘public authority’ means a state department, local authority or other organ of state;
‘public nuisance’ means any act, omission or condition which in Council’s opinion is
offensive, injurious or dangerous to health, materially interferes with the ordinary comfort,
convenience, peace or quiet of the public, or which adversely affects the safety of the
public, having regard to:
(a) the reasonableness of the activities in question in the area concerned, and the
impacts which result from these activities; and
(b) the ambient noise level of the area concerned;
‘public open space’ means land which is designated as public open space, under the
ownership of Council or other public authority, with or without access control, and which is
set aside for the public as an open space for recreation or outdoor sport, including a park,
playground, public or urban square, picnic area, public garden, nature area; and includes
ancillary buildings, infrastructure and uses;
‘public road’ means any highway, thoroughfare, lane, footpath, sidewalk, alley, passage,
bridge or any other place of a similar nature or any portion thereof serving as a public right
of way, whether for vehicles or pedestrians, established or proclaimed in terms of the
former Municipal Ordinance, 1974 (Ordinance 20 of 1974) or any equivalent current
municipal by-law and/or national legislation and includes a public street;
‘public street’ means any land indicated on an approved general plan, diagram or map as
having been set aside as a public right of way, whether for vehicles or pedestrians or public
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or urban squares, of which the ownership is registered in favour of or vests in the
municipality in terms of planning law or any other law;
Q
R
‘register’ means the record held by Council in connection with all departures, consent uses
and conditions imposed in terms of planning law;
‘registered surveyor’ means someone who is registered in terms of the Professional and
Technical Surveyors’ Act, 1984 (Act 40 of 1984) as either a professional land surveyor, a
professional surveyor or a surveyor;
‘retaining structure’ means a wall or structure constructed so as to hold back earth or
loose rock;
‘restaurant’ means a commercial establishment where meals and liquid refreshments are
prepared and/or served to paying customers primarily for consumption on the property, and
may include licensed provision of alcoholic beverages for consumption on the property; but
does not exclude the option for some customers to purchase food for consumption off the
property;
‘rezoning’ means the change of zoning in relation to a particular land unit or units or
portion of a land unit, in terms of planning law;
‘riding stables’ means a commercial enterprise for the stabling of horses and includes
riding instruction and the care and hiring of such horses;
‘risk activity’ means an undertaking where the material handled or the process carried out
is liable to cause combustion with extreme rapidity, give rise to poisonous fumes, or cause
explosion, and includes major hazardous installations and activities involving dangerous and
hazardous substances that are controlled in terms of national legislation;
‘risk management and prevention plan’ means a plan, programme or strategy,
developed in accordance with guidelines approved by Council, to prevent or minimise
danger to the environment or humans from a particular activity or series of activities, and to
deal with the consequences should any dangerous event occur.
‘road’ includes a public street, a public road and a private road;
‘road reserve’ means the designated area of land that contains or are able to contain a
public street or private road, including the road and associated verge, which land may or
may not be defined by cadastral boundaries;
‘rooftop base telecommunication station’ means a support structure attached to the
roof, side or any other part of a building and used to accommodate telecommunication
infrastructure for the transmitting or receiving of electronic communication signals;
S
‘sale of alcoholic beverages’ means the sale or offering for sale to the public of drinks
capable of producing intoxication in a consumer;
‘satellite dish antenna’ means apparatus fixed to a structure or mounted permanently on
the ground, that is capable of receiving or transmitting communication signals from a
satellite;
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‘scenic drive’ means a public street which is designated as a scenic drive by Council in
recognition of the high visual amenity alongside that public street, including background
vistas of mountain, open country, coastline or city;
‘scrapyard’ means a property which is utilised for one or more of the following purposes:
(a) storing, depositing or collecting of junk or scrap material or articles the value of which
depend mainly or entirely on the material used in the manufacture thereof;
(b) the dismantling of second-hand vehicles or machines to recover components or
material; and
(c) the storing or sale of second-hand parts, poles, steel, wire, lumber yards, tyres,
bricks, containers or other articles which are suitable to be left in the open;
‘second dwelling’ means another dwelling unit which may, in terms of this zoning
scheme, be erected on a land unit where a dwelling house is also permitted; and such
second dwelling may be a separate structure or attached to an outbuilding or may be
contained in the same structure as the dwelling house; provided that:
(a) the second dwelling shall remain on the same land unit as the dwelling house; and
(b) the second dwelling shall comply with the requirements specified in this zoning
scheme;
‘sectoral plan’ means any written strategy or plan which deals mainly with one of the
sectors or elements or particular subjects that form part of an integrated development plan
and which may be an economic, land reform, environmental, housing, water, service or
transport plan;
‘service station’ means property for the retail supply of fuel, and includes trading in
motor vehicles, oil, tyres or motor spares, general repairs to motor vehicles, exhaust
fitment, shock absorber fitment, washing of vehicles, and an ancillary shop; but does not
include spray-painting, panel beating or body work;
‘service trade’ means an enterprise which:
(a) is primarily involved in the rendering of a service for the local community, such as the
repair of household and electrical appliances or the supply of household services;
(b) is not likely to be a source of disturbance to surrounding properties;
(c) employs at most 10 people;
(d) is not likely, in the event of fire, to cause excessive combustion, give rise to poisonous
fumes or cause explosions; and
may include a builder’s yard and allied trades, fitment centre for tyres, shock absorbers or
exhausts, and similar types of uses; but does not include an abattoir, brick-making site,
sewage works, service station or motor repair garage;
‘shelter’ means a structure and unit of accommodation intended for human occupation,
constructed of any material whatsoever, even though such material may not comply with
the standards of durability intended by the National Building Act;
‘shipping or transport container’ means a large, weatherproof container used for the
transport of goods by sea, rail or road, that is usually stored in the open when not in use;
‘shop’ or ‘shops’ means property used for the retail sale of goods and services to the
public, and includes a retail concern where goods which are sold in such a concern are
manufactured or repaired; provided that the floor space relating to such manufacture or
repair shall not comprise more than 40% of the floor space of the shop; ‘shop’ does not
include an industry, supermarket, service trade, motor repair garage, service station,
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restaurant, adult entertainment business, adult services, adult shop or sale of alcoholic
beverages;
‘sign’ means any sign, sign-writing, mural, graphic design, signboard, screen, blind,
boarding or other device by means of which an advertisement or notice is physically
displayed, and includes any advertisement or object, structure or device which is in itself an
advertisement or which is used to display an advertisement;
‘site development plan’ means a scaled and dimensioned plan which shows development
details such as (but not limited to) site layout, positioning of buildings and structures,
property access, building designs and landscaping of the proposed development;
‘stoep’ means an uncovered paved area or projecting floor outside and immediately
adjoining a building, at or below the level of the ground floor thereof, and includes any low
walls or railings enclosing such paved areas or floors;
‘storey’ means that portion of a building included between the surface of any floor and the
surface of the next floor above; or if there is no floor above, then up to the ceiling;
provided that:
(a) a basement does not constitute a storey;
(b) a roof, or dome which forms part of a roof, shall not constitute a separate storey
unless the space within the roof or dome is designed for or used for human
occupation, in which case it is counted as a storey;
(c) any storey which is greater than 4,8 m but equal to or less than 7,2 m in height shall,
for the purposes of the height measurement, be counted as two storeys, and every
additional 4,8 m in height or portion thereof, shall be counted as an additional storey;
and
(d) in counting the number of storeys of a building, the ground floor is the first storey
and the next floor above is the second storey;
‘stormwater’ means water resulting from natural processes, precipitation and/or the
accumulation thereof, and includes groundwater and springwater ordinarily conveyed by
the stormwater system, as well as sea water within estuaries, but excludes water in a
drinking-water or waste-water reticulation system;
‘stormwater system’ means constructed and natural facilities, including pipes, culverts
and water courses, used or required for the management, collection, conveyance,
temporary storage, control, monitoring, treatment, use and disposal of stormwater;
‘street’: see ‘public street’;
‘street boundary’ means the boundary between a land unit and an abutting public street
or private road; provided that the boundary of a pedestrian way or service lane that cannot
or will never be used by motor vehicles, shall be deemed to be a common boundary for the
purpose of determining building lines, street centreline setback and site access
requirements;
‘street centreline setback’ means the line delimiting the area measured from the centre
line of a particular public street, within which no building or other structure, including a
boundary fence, may be erected;
‘structure’, without in any way limiting its ordinary meaning, includes any building,
shelter, wall, fence, pillar, tower, pergola, steps, landing, terrace, sign, ornamental
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architectural feature, swimming pool, fuel pump or underground tank, any building ancillary
to service infrastructure provision, and any portion of a structure;
‘structure plan’ means a policy plan in terms of section 4(6) or 4(10) of the Planning
Ordinance or any subsequent planning law;
‘subdivide’, in relation to a land unit, means to subdivide the land unit, whether by means
of:
(a) survey;
(b) the allocation, with a view to a separate registration of land units, of undivided
portions thereof in any manner; or
(c) the preparation thereof for such subdivision;
‘subdivisional area’ means a land unit or land units zoned in a manner permitting
subdivision as contemplated in planning law and this zoning scheme;
‘subdivision plan’ means a plan which depicts the relative location of newly proposed
land units on a land unit that is to be subdivided;
‘substitution scheme’ means a zoning map or development rules which replace, in terms
of planning law, any other zoning map or portion thereof, or which replace the
Subdivisional Area zoning allocated in terms of planning law;
‘supermarket’ means a shop having a total floor space in excess of 400 m², in which a
range of goods, including foodstuff and household goods, is offered for sale on a
predominantly self-service basis;
T
‘terrace’ means an area to which occupants or users of a building have access, created on
a flat roof over a portion of the building, resulting from the setting back of part of the
building above such portion;
‘telecommunication infrastructure’ means any part of the infrastructure of a
telecommunication network for radio/wireless communication, including voice, data and
video telecommunications, which may include antennas; and any support structure,
equipment room, radio equipment or optical communications equipment (laser or infra-red)
provided by cellular network operators and any other telecommunication provider; as well
as all ancillary structures needed for the operation of telecommunication infrastructure.
Fibre optic installations and point-to-point copper (cable) installations are excluded from
this definition;
‘this zoning scheme’ means the zoning scheme of the Municipality of Cape Town, as
approved;
‘top of the roof’, for the purpose of height control, means the top of the roof ridge in the
case of a pitched roof, or the top of the parapet where a parapet extends above the roof;
‘total floor space’ of a building means the sum of the floor space of all the levels therein,
including basements;
‘tourist accommodation’ means a harmoniously designed and built development, used
for holiday or recreational purposes, whether in private or public ownership, which:
(a) consists of a single enterprise in which overnight accommodation is supplied by
means of short-term rental or time sharing only; and
City of Cape Town Zoning Scheme
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137
Definitions
(b)
may include the provision of a camping site or mobile home park; but does not
include a hotel;
‘tourist facilities’ means amenities for tourists or visitors such as lecture rooms,
restaurants, gift shops, restrooms and recreational facilities, but does not include a hotel or
tourist accommodation;
‘Townships Ordinance’ means the Townships Ordinance, 1934 (Ordinance 33 of 1934)
and includes all regulations made in terms thereof;
‘transport impact statement’ means a study of the transport impact generated by a
proposed development on the existing and planned road system, and recommendation of
mitigating measures required as a result of the impact;
‘transport management plan’ means a document or plan specifying how the transport
requirements will be accommodated in terms of all modes of transport, such as (but not
limited to) public transport, private transport, cycling and walking, and how the parking
requirements will be accommodated both on and off a site, including what services
associated with parking will be required;
‘transport use’ means the use of land, a building or structure for the operation of a public
service for the transportation of goods (including liquids and gases) or passengers by
means of rail, road, sea or pipeline, including the use of such land, building or structure for
the purpose of a harbour, railway station, bus depot or taxi interchange, a transport
undertaking based on the provision of a transport service; and includes a public private
undertaking such as a railway station, bus depot, taxi rank, public transport interchange,
harbour and ancillary purposes, but does not include an airport or helicopter landing pad;
U
‘urban agriculture’ means the cultivation of crops, on relatively small areas within the
urban area or edge, for own consumption or sale in neighbouring markets; provided that
cultivation of a garden at a dwelling by an occupant shall not be regarded as urban
agriculture for the purpose of this zoning scheme;
‘urban edge’ means a demarcated line which is designated as an urban edge in terms of
an approved policy, which may follow cadastral boundaries or not;
‘used’, in addition to its ordinary meaning, includes ‘designated or intended to be used’;
‘use right’, in relation to property, means the right to utilise that property for activities and
buildings and structures in accordance with its zoning and/or overlay zone, including any
lawful departure therefrom, and any lawful non-conforming use;
‘utility service’ means a use or infrastructure that is required to provide engineering and
associated services for the proper functioning of urban development and includes a water
reservoir and purification works, electricity substation and transmission lines, stormwater
retention facilities, and a waste-water pump station and treatment works, but does not
include road, wind turbine infrastructure or transport use;
V
‘verandah’ means a covered area (not being an area which is part of a yard or parking
area) or projecting floor outside and immediately adjoining a building at or below the level
of the ground floor thereof; and includes both such area or floor and the roof or other
feature covering it, as well as any low walls or railings enclosing such paved area or floor;
City of Cape Town Zoning Scheme
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138
Definitions
‘vertical division’ of a building means a portion of the building bounded by external
and/or internal walls, with or without openings, which portion is clearly identifiable as a
logical vertical component from other portions of the building, provided that any opening in
an internal wall separating divisions may not exceed 3 m or a third of its horizontal width,
whichever is the greatest; Council may deem that a building is divided into vertical
divisions, where every such division shall have a separate base level for the purpose of
administering this zoning scheme;
W
‘wallplate’ means the lowest point of a longitudinal member, truss, bracket, pillar, post,
structure or any other similar device as determined by Council, supporting a roof;
‘warehouse’ means a building used primarily for the storage of goods, except those that
are offensive or dangerous, and includes property used for business of a predominantly
wholesale nature, but does not include property used for business of a predominantly retail
nature;
‘watercourse’ means:
(a) a river, stream, channel or canal in which water flows regularly or intermittently;
(b) a vlei, wetland, dam, or lake into which or from which water flows;
and includes the bed and banks of a watercourse;
‘winery’ means a place where wine is made, and may include a selling point to the general
public and wine-tasting area;
‘wind turbine infrastructure’ means a device that converts energy from the wind to
electricity that may or may not be linked to an electricity provider’s grid or network and
comprises a rotor (propeller), a generator, a tower and any infrastructure in support
thereof;
X
Y
Z
‘zone’, when used as a noun, has the same meaning as assigned to it in planning law;
‘zone’, when used as a verb in relation to property, has the same meaning as assigned to
it in planning law;
‘zone’ means that part of the zoning scheme which has been shown on the zoning map by
means of a specific notation or bordering or any other distinguishing manner, in order to
identify the permitted use and development rules of property;
‘zoning’, when used as a noun, has the same meaning as assigned to it in planning law;
‘zoning scheme’ has the same meaning as assigned to it in planning law; and
‘zoning map’ has the same meaning as assigned to it in planning law.
City of Cape Town Zoning Scheme
September 2012
139
Annexures
PART V
ANNEXURES
Annexures contain additional information supporting the administration of the zoning scheme,
and include lists of all approved overlay zones, as well as other information of relevance. Not
included is an annexure of Subdivisional Area overlay zones, because of the potential number and
the temporary nature of these zones.
City of Cape Town Zoning Scheme
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140
General provisions applicable to annexures
CHAPTER 22: GENERAL PROVISIONS APPLICABLE TO ANNEXURES
The annexures to this zoning scheme shall be maintained and updated by Council after a final
rezoning decision is made or zoning scheme amendment has been promulgated in terms of
planning law. The annexures must also be available to the general public for inspection.
Council may only amend or add to these annexures after a rezoning has been approved as
contemplated in terms of section 14.1.5, or the lapsing of such rezoning approval, or where the
zoning scheme has been amended in terms of planning law.
City of Cape Town Zoning Scheme
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Annexure A: Special uses
ANNEXURE A
LIST OF SPECIAL USES IN TERMS OF SECTION 3.2.8
Special use name
City of Cape Town Zoning Scheme
Special use definition
Reference number
(if applicable)
September 2012
142
Annexure B: Former special zones, areas and provisions deemed part of the zoning scheme
ANNEXURE B
LIST OF FORMER SPECIAL ZONES, SPECIAL AREAS AND SPECIAL PROVISIONS
DEEMED PART OF THE ZONING SCHEME
Former zoning scheme in terms of which
special zone, special area or special
provision was established
Municipality of the City of Cape Town Zoning
Scheme
Pinelands Zoning Scheme
City of Cape Town Zoning Scheme
Name of former special
zone, special area or
special provision
Rondebosch Shopping
precinct
Schedule 8: Special
provisions applicable to
certain properties
Special Zone A: Howard
Place
Special Zone B: Mutual
Park
Reference number
(if applicable)
September 2012
143
Annexure C: Special planning areas
ANNEXURE C
LIST OF SPECIAL PLANNING AREAS IN TERMS OF SECTION 18.11.1
Special planning area name
Special planning area number
Reference number
(if applicable)
Cape Town Film Studios
(Dreamworld) Special planning
area
NOTE: Special Planning Areas may be indicated on the zoning map by the code SPA followed by the
number of the Special planning area concerned.
City of Cape Town Zoning Scheme
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Annexure D: Incentive Overlay zones
ANNEXURE D
LIST OF INCENTIVE OVERLAY ZONES IN TERMS OF SECTION 16.1.1
Incentive Overlay Zone name
Overlay Zone number
Reference number
(if applicable)
NOTE: Incentive Overlay zones may be indicated on the zoning map by the code IO followed by the
number of the Intensity Overlay zone concerned.
City of Cape Town Zoning Scheme
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Annexure E: Density Overlay zones
ANNEXURE E
LIST OF DENSITY OVERLAY ZONES IN TERMS OF SECTION 16.2.1
Density Overlay Zone name
Koeberg Restriction Area
Overlay Zone number
Reference number
(if applicable)
DO/1
NOTE: Density Overlay zones may be indicated on the zoning map by the code DO followed by the
number of the Intensity Overlay zone concerned.
City of Cape Town Zoning Scheme
September 2012
146
Annexure F: Heritage Protection Overlay zones
ANNEXURE F
LIST OF HERITAGE PROTECTION OVERLAY ZONES IN TERMS OF SECTION 17.1.3
Heritage Protection Overlay Zone name
Mowbray Station
Mowbray – Rosebank
Little Mowbray
Upper Rondebosch
Belmont Road, Rondebosch
Silwood, Rondebosch
St Michael's, Rondebosch
Lower Rouwkoop Road, Rondebosch
Westerford, Rondebosch
Kelvin, Rondebosch
Wynberg Village
Muizenberg Village
Atlantic / Beach Road, Muizenberg
Royal / Beach Road, Muizenberg
Muizenberg-St James-Kalk Bay
Simon’s Town Special Architectural Area
Sea Point, St Bedes and Green Point
Loader Street
Central City
Wandel Street
Maynard Street
Upper Table Valley
Upper Table Valley (Vredehoek)
Chapel Street
Victoria Road
Queens Road
Chester / Coronation Street
Roodebloem Road
Albert Road
Cavendish Square
Regent Street
Salt River
Upper Observatory
Lower Observatory
Pinelands
Overlay Zone number
Reference number
(if applicable)
HPO/1/1
HPO/1/1
HPO/1/1
HPO/1/2
HPO/1/2
HPO/1/3
HPO/1/4
HPO/1/4
HPO/1/4
HPO/1/4
HPO/1/5
HPO/1/6
HPO/1/6
HPO/1/6
HPO/1/7
HPO/1/8
HPO/2/1
HPO/2/2
HPO/2/3
HPO/2/3
HPO/2/3
HPO/2/4
HPO/2/5
HPO/2/6
HPO/2/6
HPO/2/6
HPO/2/6
HPO/2/6
HPO/2/7
HPO/2/7
HPO/2/7
HPO/2/7
HPO/2/8
HPO/2/8
HPO/2/9
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
1, 2, 3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
NOTE: Heritage Protection Overlay zones may be indicated on the zoning map by the code HPO followed
by the number of the Heritage Protection Overlay zone concerned.
City of Cape Town Zoning Scheme
September 2012
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Annexure G: Environmental Management Overlay zones
ANNEXURE G
LIST OF ENVIRONMENTAL MANAGEMENT OVERLAY ZONES IN TERMS OF SECTION 17.2.2
Environmental Management
Overlay Zone name
Overlay Zone number
Reference number
(if applicable)
NOTE: Environmental Management Overlay zones may be indicated on the zoning map by the code EMO
followed by the number of the Environmental Management Overlay zone concerned.
City of Cape Town Zoning Scheme
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Annexure H: Urban Edge Overlay zones
ANNEXURE H
LIST OF URBAN EDGE OVERLAY ZONES IN TERMS OF SECTION 17.3.1
Urban Edge Overlay Zone
name
Overlay Zone number
Reference number
(if applicable)
NOTE: Urban Edge Overlay zones may be indicated on the zoning map by the code UEO followed by the
number of the Urban Edge Overlay zone concerned.
City of Cape Town Zoning Scheme
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Annexure I: Scenic Drive Overlay zones
ANNEXURE I
LIST OF SCENIC DRIVE OVERLAY ZONES IN TERMS OF SECTION 17.4.1
Scenic Drive Overlay Zone name
Overlay Zone number
Reference number
(if applicable)
Victoria Road through Oudekraal
Chapmans Peak Drive
Kommetjie – Scarborough Main Road
Millers Point Road
Ou Kaapse Weg
Red Hill Road
Boyes Drive
Victoria Road through Sea Point, Clifton,
Camps Bay and Bakoven
Camps Bay Drive from Fulham Road to Kloof
Nek
Kloof Road through the Glen, Camps Bay
Kloof Nek Road through Bantry Bay and Clifton
from the southern boundary of Mount Florida
Estate in Bantry Bay and Camps Bay
High Level Road from the traffic circle at the
top of Strand Street to, and including, the Old
Vault on Wessels Estate in Green Point
Ocean View Drive between Ben Nevis and
Glengariff Roads and between Rhina and
Firdale Roads
De Waal Drive
SDO/1/1
SDO/1/2
SDO/1/3
SDO/1/4
SDO/1/5
SDO/1/6
SDO/1/7
SDO/2/1
1
2
3, 4
5
6
7
8
9
SDO/2/1
10
SDO/2/1
SDO/2/1
11
12
SDO/2/2
13
SDO/2/2
14
SDO/2/3
15
NOTE: Scenic Drive Overlay zones may be indicated on the zoning map by the code SDO followed by the
number of the Scenic Drive Overlay zone concerned.
City of Cape Town Zoning Scheme
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Annexure J: Local Area Overlay zones
ANNEXURE J
LIST OF LOCAL AREA OVERLAY ZONES IN TERMS OF SECTION 17.5.1
Local Area Overlay Zone name
Overlay Zone number
Strand Beachfront
Harfield Village
Constantia – Tokai
Cape Town CBD Area
St George’s Street Subarea
Bakoven, Clifton and Glen Beach
Victoria Road, Clifton
St. James – Clovelly
Land above Boyes Drive, Kalk Bay
Marina da Gama
Camps Bay and Bakoven
Gordon’s Bay
Hout Bay
Noordhoek
Muizenberg Area
Gardens, Tamboerskloof, Green Point, Bantry Bay,
Clifton and Camps Bay / Bakoven Local Area
Llundudno
LAO/1
LAO/2
LAO/3
LAO/4
LAO/4(i), (ii) & (iii)
LAO/5(i)
LAO/5(ii)
LAO/6
LAO/7
LAO/8
LAO/9
LAO/10
LAO/11
LAO/12
LAO/13(i)
LAO/13(ii)
Reference number
(if applicable)
LAO/14
NOTE: Local Area Overlay zones may be indicated on the zoning map by the code LAO followed by the
number of the Local Area Overlay zone concerned.
City of Cape Town Zoning Scheme
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Annexure K: List of plans identifying PT1 & PT2 areas
ANNEXURE K
LIST OF PLANS IDENTIFYING PT1 AND PT2 AREAS IN TERMS OF SECTION 19.1.1
Area description
City of Cape Town Zoning Scheme
Plan number
Reference number
(if applicable)
September 2012
PLANNING & BUILDING DEVELOPMENT MANAGEMENT
APPENDIX
TO THE CITY OF CAPE TOWN ZONING SCHEME
OVERLAY ZONES
September 2012
CITY OF CAPE TOWN
APPENDIX TO THE ZONING SCHEME
OVERLAY ZONES
September 2012
City of Cape Town Zoning Scheme – Appendix of Overlay zones
September 2012
2
Preamble
PREAMBLE
This document contains details of the overlay zones established in terms of the Cape Town Zoning
Scheme. The principal document containing the zoning scheme regulations lays down procedures
for the adoption and amendment of overlay zones, and makes provision for a variety of such
overlay zones, but does not stipulate all the detailed development rules of each. Such development
rules are contained in this appendix, which must be read together with the principal regulations.
Overlay zones can be used by Council to increase flexibility or to provide greater control, in
response to specific circumstances and local conditions. They provide Council with a mechanism
whereby directives, land-use rules and design principles may be established for a property or area,
and will apply over and above the underlying or base zone of the property. The overlay zones can
result in more restrictive development rules requiring particular design responses; or they can
result in less restrictive development rules, thereby encouraging particular forms of development.
This principle also applies to the land uses in a particular zone.
Various overlay zones are possible, and in applying the overlay zones, Council must bear in mind
the objectives of this zoning scheme and of any applicable spatial development framework plan.
The techniques should be used responsibly to avoid unnecessary confusion and administrative
complications. Before applying an overlay zone, Council must follow the procedures laid down in
the zoning scheme, which includes consultation with the community and property owners.
Council may prepare, amend or delete overlay zones for specific areas. However, it must be
satisfied that the objectives are appropriate for the area concerned, and that the overlay zone
does not detract from Council’s ability to serve the needs of the city as a whole. An overlay zone is
essentially a zoning technique to be applied by Council and should only be adopted if, in the
opinion of Council, it is justified for the benefit of the city and its citizens. It must not be used as a
planning tool to discriminate against people or communities or for the sole purposes of creating
exclusionary areas.
The overlay zones are listed in this appendix according to the different types of overlay zone, with
a reference number for each. For example, HPO/1 refers to Heritage Protection Overlay zone
number 1. Where appropriate, a map is provided to identify the geographic application of the
overlay zone.
The overlay zones are arranged according to the current planning districts of the Cape Town
Municipality, but this is for convenience only, and does not prevent the Municipality from
rearranging district boundaries should it wish to do so in the future. Any such rearrangement does
not detract from the applicability of the overlay zones.
City of Cape Town Zoning Scheme – Appendix of Overlay zones
September 2012
3
Record of amendments
RECORD OF AMENDMENTS
Amendments effected to this document are reflected in the table below:
Amendment description
City of Cape Town Zoning Scheme – Appendix of Overlay zones
Amendment date
September 2012
4
Table of contents
CONTENTS
CHAPTER 1: INCENTIVE OVERLAY ZONES
1.1 General provisions
1.2 Blaawberg District
1.3 Cape Flats District
1.4 Helderberg District
1.5 Khayelitsha – Mitchell’s Plain District
1.6 Northern District
1.7 Southern District
1.8 Table Bay District
1.9 Tygerberg District
6
6
6
6
6
6
6
6
6
6
CHAPTER 2: DENSITY OVERLAY ZONES
2.1 General provisions
2.2 Blaawberg District
2.3 Cape Flats District
2.4 Helderberg District
2.5 Khayelitsha – Mitchell’s Plain District
2.6 Northern District
2.7 Southern District
2.8 Table Bay District
2.9 Tygerberg District
7
7
7
8
8
8
8
8
8
8
CHAPTER 3: HERITAGE PROTECTION OVERLAY ZONES
3.1 General provisions
3.2 Specific provisions
3.3 Consideration of applications
3.4 Blaawberg District
3.5 Cape Flats District
3.6 Helderberg District
3.7 Khayelitsha – Mitchell’s Plain District
3.8 Northern District
3.9 Southern District
3.10 Table Bay District
3.11 Tygerberg District
9
9
9
10
10
10
10
11
11
11
11
12
CHAPTER 4: ENVIRONMENTAL MANAGEMENT OVERLAY ZONES
4.1 General provisions
4.2 Specific provisions
4.3 Consideration of applications
4.4 Blaawberg District
4.5 Cape Flats District
4.6 Helderberg District
4.7 Khayelitsha – Mitchell’s Plain District
4.8 Northern District
4.9 Southern District
4.10 Table Bay District
4.11 Tygerberg District
13
13
13
14
14
14
14
14
14
14
14
15
City of Cape Town Zoning Scheme – Appendix of Overlay zones
September 2012
5
Table of contents
CHAPTER 5: URBAN EDGE OVERLAY ZONES
5.1 General provisions
5.2 Blaawberg District
5.3 Cape Flats District
5.4 Helderberg District
5.5 Khayelitsha – Mitchell’s Plain District
5.6 Northern District
5.7 Southern District
5.8 Table Bay District
5.9 Tygerberg District
16
16
16
16
16
16
16
16
16
16
CHAPTER 6: SCENIC DRIVE OVERLAY ZONES
6.1 General provisions
6.2 Blaawberg District
6.3 Cape Flats District
6.4 Helderberg District
6.5 Khayelitsha – Mitchell’s Plain District
6.6 Northern District
6.7 Southern District
6.8 Table Bay District
6.9 Tygerberg District
17
17
17
17
17
18
18
18
18
19
CHAPTER 7: LOCAL AREA OVERLAY ZONES
7.1 General provisions
7.2 Blaawberg District
7.3 Cape Flats District
7.4 Helderberg District
7.5 Khayelitsha – Mitchell’s Plain District
7.6 Northern District
7.7 Southern District
7.8 Table Bay District
7.9 Tygerberg District
20
20
20
20
20
21
21
21
25
34
City of Cape Town Zoning Scheme – Appendix of Overlay zones
September 2012
6
Incentive Overlay zones
CHAPTER 1
INCENTIVE OVERLAY ZONES
1.1 GENERAL PROVISIONS
(a)
Council may apply the general provisions stipulated in this section in an Incentive
Overlay (IO) zone, or may apply specific provisions to the area concerned.
(b)
General provisions: None.
1.2 BLAAUWBERG DISTRICT
(a)
None.
1.3 CAPE FLATS DISTRICT
(a)
None.
1.4 HELDERBERG DISTRICT
(a)
None.
1.5 KHAYELITSHA – MITCHELL’S PLAIN DISTRICT
(a)
None.
1.6 NORTHERN DISTRICT
(a)
None.
1.7 SOUTHERN DISTRICT
(a)
None.
1.8 TABLE BAY DISTRICT
(a)
None.
1.9 TYGERBERG DISTRICT
(a)
None.
City of Cape Town Zoning Scheme – Appendix of Overlay zones
September 2012
7
Density Overlay zones
CHAPTER 2
DENSITY OVERLAY ZONES
2.1 GENERAL PROVISIONS
(a)
Council may apply the general provisions stipulated in this section in a Density Overlay
(DO) zone, or may apply specific provisions to the area concerned.
(b)
General provisions: None.
2.2 BLAAUWBERG DISTRICT
KOEBERG RESTRICTION AREA (DO/1)
(a)
The area depicted on plan DO/1 shall be subject to the provisions of this section.
(b)
In this section:
(i)
‘Precautionary Action Zone (PAZ)’ means land within a 5 km radius from a point
defined by the co-ordinates X= -52727,4000 and Y= -3727966,6500 in WGS84
transverse Mercator projection;
(ii) ‘Urgent Protective Action Zone (UPZ)’ means land within a 16 km radius from a
point defined by the co-ordinates X= -52727,4000 and Y= -3727966,6500 in
WGS84 transverse Mercator projection, but excluding the Precautionary Action
Zone (PAZ); and
(iii) ‘development application’ means any construction or utilisation of land or any
application made to a competent authority for additional or new rights in terms of
planning legislation or the zoning scheme regulations, other than that which is
already permitted in terms of the zoning scheme, and which either increases the
transitory or permanent population within the Precautionary Action Zone (PAZ) or
the Urgent Protective Action Zone (UPZ) and/or which might compromise the
effective implementation of the Koeberg Nuclear Emergency Plan.
(c)
In the Precautionary Action Zone (PAZ):
(i)
no development application shall be approved, except development by the
Koeberg nuclear operator ancillary to the siting, design, construction, operation
and decommissioning of the Koeberg Nuclear power station in terms of its
operating licence;
(ii) provided land owners may, subject to obtaining the approval of the competent
authority, exercise additional or new rights which will not result in any transitory
or permanent population growth and where the competent authority is satisfied
that the disaster management infrastructure necessary to ensure effective
implementation of the approved traffic evacuation model and associated disaster
risk management procedures, is adequate.
City of Cape Town Zoning Scheme – Appendix of Overlay zones
September 2012
AT
LA
N
TI
S
16 km
SILVERSTROOMSTRAND
5 km
Outer boundary of
Precautionary Action
Planning Zone (PAZ)
PHILADELPHIA
KOEBERG
!
(
NUCLEAR
POWER STATION
MELKBOSSTRAND
ATLANTIC OCEAN
BLOUBERGSTRAND
ROBBENEILAND
Outer boundary of
Urgent Protective
Action Planning Zone (UPZ)
MILNERTON
CAPE TOWN
BOUNDARY OF KOEBERG RESTRICTION AREA
BLAAUWBERG DISTRICT
DENSITY LIMITATIONS
OVERLAY ZONE
¯
NOTE: FOR MORE DETAILED INFORMATION REFER TO
THE DIRECTOR: PLANNING & BUILDING DEVELOPMENT
MANAGEMENT
JUNE 2012
DO/1
8
Density Overlay zones
(d)
In the Urgent Protective Action Zone (UPZ):
(i)
a development application shall only be approved by the competent authority
where it is satisfied that the disaster management infrastructure necessary to
ensure effective implementation of the approved traffic evacuation model and
associated disaster risk management procedures, is adequate;
(ii) provided land owners may, subject to obtaining the approval of the competent
authority, exercise additional or new rights which will not result in any transitory
or permanent population growth; and
(iii) provided in considering development applications for approval in terms of
subsection 2.2(d)(i) above, regard shall be had to the following:
(aa) Estimated existing population and envisaged population growth in the UPZ
as a result of the proposed development;
(bb) Impact of envisaged population growth on the effective implementation of
the Koeberg Nuclear Emergency Plan and the approved traffic evacuation
model;
(cc)
Capacity of disaster management infrastructure to meet the requirements
of the Koeberg Nuclear Emergency Plan in relation to the envisaged
population growth; and
(dd) Any other consideration considered relevant which has the potential to
detrimentally impact upon the effective implementation of the Koeberg
Nuclear Emergency Plan.
2.3 CAPE FLATS DISTRICT
(a)
None.
2.4 HELDERBERG DISTRICT
(a)
None.
2.5 KHAYELITSHA – MITCHELL’S PLAIN DISTRICT
(a)
None.
2.6 NORTHERN DISTRICT
(a)
The provisions set out in section 2.2 above, titled ‘DO/1:
Restriction Area’, shall apply in this district.
Koeberg
2.7 SOUTHERN DISTRICT
(a)
None.
2.8 TABLE BAY DISTRICT
(a)
None.
2.9 TYGERBERG DISTRICT
(a)
None.
City of Cape Town Zoning Scheme – Appendix of Overlay zones
September 2012
9
Heritage Protection Overlay zones
CHAPTER 3
HERITAGE PROTECTION OVERLAY ZONES
3.1 GENERAL PROVISIONS
(a)
Council shall apply the general provisions stipulated in this section to a heritage place or
a heritage area protected as a Heritage Protection Overlay (HPO) zone where it
considers these provisions to be appropriate.
(b)
Where the general provisions apply, and unless otherwise exempted, the following
activities affecting a place or an area protected as a Heritage Protection Overlay zone
require the approval of Council:
(i)
Any alteration, including any action affecting the structure, appearance or
physical properties of a heritage place, whether by way of structural or other
works, by painting, plastering or other decoration or any other means;
(ii) Any development, including any physical intervention, excavation, or action other
than those caused by natural forces, which may in any way result in a change to
the appearance or physical nature of a heritage place, or influence its stability and
future well-being, including –
(aa) construction, alteration, demolition, removal or change of use of a heritage
place or a structure at a heritage place;
(bb) carrying out any works on or over or under a heritage place;
(cc) subdivision or consolidation of land comprising a heritage place, including
the structures or airspace of a heritage place;
(dd) any change to the natural or existing condition or topography of land; and
(ee) any permanent removal or destruction of trees, or removal of vegetation or
topsoil;
(iii) Addition of any new structure;
(iv) Partial demolition of a structure;
(v) Alteration to or removal of any historical landscape or any landscape feature,
including boundary hedges and mature plantings; or addition or removal of or
alteration to hard landscape surfaces, street furniture or signage;
(vi) Any below-ground excavation.
(c)
Council may exempt a specific activity or schedule of activities in a geographic area
which has been protected as a Heritage Protection Overlay zone from the requirements
of section 3.1(b).
3.2 SPECIFIC PROVISIONS
(a)
Council may apply specific provisions to a heritage place or heritage area protected as a
Heritage Protection Overlay zone, which may be in addition or alternative to the general
provisions in section 3.1, provided it relates to land use and development rules and are
recorded in a heritage management plan approved by Council in terms of this zoning
scheme.
City of Cape Town Zoning Scheme – Appendix of Overlay zones
September 2012
10
Heritage Protection Overlay zones
(b)
Council must consult the owner or owners of the heritage place or area before
introducing specific provisions in respect of the place or area protected as a Heritage
Protection Overlay zone.
3.3 CONSIDERATION OF APPLICATIONS
(a)
In respect of an application for approval for an activity referred to in section 3.1 or 3.2
above, Council may require from an applicant whatever information it deems necessary
to enable an informed decision to be made regarding the application, which may, inter
alia, include:
(i)
details of the activities for which an application is made;
(ii) a statement of significance or a heritage statement;
(iii) a statement of conservation policy in respect of the work proposed to be carried
out;
(iv) an annotated recording of the heritage place or parts of the heritage place to be
affected by the actions;
(v) heritage and historical research; and
(vi) photographs.
(b)
In considering an application referred to in section 3.1(b) above, Council must take into
account the effect such activity may have on the significance of the heritage place or
heritage area concerned.
(c)
In approving an application referred to in section 3.1(b) above, Council may impose any
conditions it believes appropriate for the protection and enhancement of the heritage
place or area, including inter alia conditions regarding:
(i)
requirements for landscaping;
(ii) use of materials and finishes;
(iii) heritage management plans;
(iv) recycling or reuse of materials;
(v) method statements; and
(vi) timescales within which work approved must be in place or be completed.
(d)
Approval for an activity in a Heritage Protection Overlay zone as referred to in section
3.1(b) above does not exempt an applicant or owner from obtaining other required
approvals.
3.4 BLAAUWBERG DISTRICT
(a)
None.
3.5 CAPE FLATS DISTRICT
(a)
None.
3.6 HELDERBERG DISTRICT
(a)
None.
City of Cape Town Zoning Scheme – Appendix of Overlay zones
September 2012
11
Heritage Protection Overlay zones
3.7 KHAYELITSHA – MITCHELL’S PLAIN DISTRICT
(a)
None.
3.8 NORTHERN DISTRICT
(a)
None.
3.9 SOUTHERN DISTRICT
SOUTHERN DISTRICT HERITAGE PROTECTION AREAS (HPO/1)
(a)
The areas listed in the following table, titled ‘Southern district Heritage protection
areas’, are designated as heritage protection areas, as defined in the plans listed in
such table.
(b)
The general and specific provisions in section 3.1 and 3.2 in respect of Heritage
Protection Overlay zones shall apply to the areas listed in the table hereunder and
depicted on the relevant plan referenced in the table.
Southern district Heritage protection areas
Heritage protection area
Mowbray Station
Mowbray – Rosebank
Little Mowbray
Upper Rondebosch
Belmont Road, Rondebosch
Silwood, Rondebosch
St Michael's, Rondebosch
Lower Rouwkoop Road, Rondebosch
Westerford, Rondebosch
Kelvin, Rondebosch
Wynberg Village
Muizenberg Village
Atlantic / Beach Road, Muizenberg
Royal / Beach Road, Muizenberg
Muizenberg-St James-Kalk Bay
Simon’s Town Special Architectural Area
Overlay zone plan
number
HPO/1/1
HPO/1/1
HPO/1/1
HPO/1/2
HPO/1/2
HPO/1/3
HPO/1/4
HPO/1/4
HPO/1/4
HPO/1/4
HPO/1/5
HPO/1/6
HPO/1/6
HPO/1/6
HPO/1/7
HPO/1/8
Reference number
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
3.10 TABLE BAY DISTRICT
TABLE BAY DISTRICT HERITAGE PROTECTION AREAS (HPO/2)
(a)
The areas listed in the following table, titled ‘Table Bay district Heritage protection
areas’, are designated as heritage protection areas, as defined in the plans listed in
such table.
City of Cape Town Zoning Scheme – Appendix of Overlay zones
September 2012
SOUTHERN DISTRICT
HERITAGE PROTECTION AREAS
NOTE: FOR MORE DETAILED INFORMATION REFER TO
THE DIRECTOR: PLANNING & BUILDING DEVELOPMENT
MANAGEMENT
JUNE 2012
SOUTHERN DISTRICT
HERITAGE PROTECTION AREAS
NOTE: FOR MORE DETAILED INFORMATION REFER TO
THE DIRECTOR: PLANNING & BUILDING DEVELOPMENT
MANAGEMENT
JUNE 2012