TPA 110
Site Analysis and Assessment
Theme 2.4 Cultural Attributes
Cultural Attributes Discussion Points
• Land uses
• Surrounding land uses
• Circulation
• Sensory Perception
Cultural Attributes
▪ All land changes occur within a cultural context
▪ The politics, demographics, traditional culture, religion, economic dynamics will all influence what
can and can not be done on a site
▪ We will look at:
Land use and tenure
➢ Land-use regulation
➢ Property value
➢ Public infrastructure
➢ Building and Neighbourhood character
➢ Historical resources
➢ Sensory perception
➢
Land Use and Tenure
Prior and Current Land Use
▪ Prior land use of a site may influence development suitability
▪ Industrial and commercial uses might have contaminated the site (waste and lack of
maintenance)
▪ Expensive to rehabilitate
▪ Perception of the area might be negative
▪ Agricultural land could have been degraded due to unsustainable agricultural practices
▪ Important to assess quality of the land if the aim is to continue with agriculture
▪ Formal and informal uses & users
Land Use and Tenure
Land Ownership (Tenure)
▪ A Title Deed is proof that a piece of land belongs to a specific individual/entity – Proof of ownership.
It contains:
▪ The names of the existing owner as well as the previous owners
▪ A full description of the property, including its size
▪ The purchase price of the property paid by the existing owner
▪ All conditions restricting the use or sale of the property
• Various places where you can access title deeds of properties for a fee
• The Department of Rural Development and Land Reform are the custodians of title deed
information – The Deeds Office
• Meta-data (neighbourhood or city level information) can be bought from GIS companies such as
AfriGIS
Land-Use Regulation
Please see Theme 2.1: Contextual Attributes
▪ Policy Context
National, Provincial and Local Legislation, Plans & Strategies
Land-Use Regulation
Zoning Codes
▪ Every land parcel has a Zoning Certificate
▪ The Zoning Certificate outlines the ‘use’ of the parcel; what can and cannot be done on the land; density,
height, floor area ratio, coverage and building lines (remember Theme 2.2)
▪ A Town Planning Scheme is a document created by each municipality in which all the zoning codes and
details in a Zoning Certificate is explained
▪ [Although this is actually very relevant to what you can do on your property we will not focus on it in this
module as you have a whole module in your second year where you only focus on land use management
and regulation – it is too complex to discuss in a short lecture]
City of Tshwane Town Planning Scheme
• Going to show you a few things in the town planning scheme just to give you an
idea of what is generally included in a scheme
• You will have a whole module next year (TPU) that deals in detail with this
City of Tshwane Town Planning Scheme - Definitions
City of Tshwane Town Planning Scheme – Building Lines
City of Tshwane Town Planning Scheme – Land Uses
City of Tshwane Town Planning Scheme - FAR
City of Tshwane Town Planning Scheme – Building Height
City of Tshwane Town Planning Scheme - Coverage
City of Tshwane Town Planning Scheme - Assignment
City of Tshwane Town Planning Scheme - Assignment
City of Tshwane Town Planning Scheme - Assignment
City of Tshwane Town Planning Scheme - Assignment
City of Tshwane Town Planning Scheme - Assignment
Zoning Map vs Land Use Map
• Each property is zoned as a specific use – is says what the property could be used
for not necessarily what is it used for currently, E.g. could currently have a single
dwelling unit on it but actually has Residential 3 rights
• Thus zoning map indicates the zoning of each property while a land use map
illustrates what the current use of the property is
ZONING MAP
LAND USE MAP
Zoning Map
Property Value
Municipal Land Value
▪ The municipality values properties at least once every 4 years – the tax that you pay on your
property is calculated based on that value
▪ https://ovg.org.za/municipal-valuation-rolls/
▪ Difference between the Municipal land value and actual Market value
▪ Market value is determined by:
▪ Site/location attributes (price trends, recent sales)
▪ Improvements made
▪ Effects of the site context (nearby buildings, adjacent street traffic and scenic off-site views of the built
and natural environment)
Property Value