ZONING GUIDELINES
Residential Zoning
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Residential 1:
This density stipulation allows for only one dwelling per erf - a house with a permitted coverage of 40% of the total erf size, including outbuildings and garages. Regardless of whether it is a single or double-storey home, the 40% footprint applies.
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Residential 2:
This category allows for a density of between 10 and 20 dwellings per 10'000msqm and it is, therefore, the preferred zoning for cluster or townhouse developments.
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Residential 3:
Allows for a density of between 21 and 40 dwellings per 10'000sqm which is ideal for secure estates and larger cluster complexes.
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Residential 4:
This zoning permits a density of between 41 and 120 dwellings per 10'000sqm and therefore is most commonly applied for when constructing blocks of flats.
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Business/Commercial Zoning
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Business 1:
This zoning applies to general business, particularly retail, in the form of shopping centres or malls. This category is largely unrestricted in terms of what type of shops the developer accepts as tenants.
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Business 2:
This also pertains to shopping centres, but with certain restrictions which usually apply to the property’s immediate surroundings. For instance, a restriction may be placed on opening a bottle store if the centre is adjacent to a school or popular child-friendly venues.
Business 3:
A stricter zoning which will not allow a wider variety of businesses to open and operate in the centre.
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Business 4:
This zoning provides for office use (with or without residential use) and is typified by the growing number of office parks that one sees in South African urban centres today.
MATTERS OF INTEREST
This is not a complete list of current matters.
346 Berea Street (ZAH)
Notice: Rezone
Application was made for consent to rezone a residential 1 property to Special Clinic and Medical Consulting Rooms
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Documents for application erf 469:
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Documents for application erf 381, erf 436, erf 442, erf 441 and portion 1 of erft 440
Status: Await tribunal date
Objection submission: 22 March 2023
MLPORA's view:
MLPORA will not oppose this application as it supports ZAH with its direct development plans in the area.
Tribunal date: to be confirmed
updated: 1 March 2023
570 Sibelius Street
Notice: Consent of use
Application was made for consent to use a residential property as a boarding house for 56 school-going learners.
MLPORA's view:
As a low-density residential area, we accept communes in our area of not more than 6 inhabitants. We therefore lodged an objection against this boarding house development. The full objection was drafted by Mr Michael Van Blommestein, as an expert town planner in our area, annexed hereto. - objection letter -
Status: Await tribunal date
Objection submission: 19 October 2022
Tribunal date: 31 January 2024 (view notice)
updated: 21 October 2022
Harlequins Rugby Club (remaining extent of portion 116 the Farm Groenkloof 358 JR)
Status: Await minutes of Public Meeting
Notice: Rezone
Rezoning the property to a township with a view to develop on a larger-scale than just sports facilities.
MLPORA's view:
This property was donated to the community for use as a sports club and should not be converted into a commercial enterprise. The next step will be for the developer and applicant to meet with the objectors in an effort to address their concerns whereafter a tribunal hearing will be convened.
Objection submission: 2 March 2022
Tribunal date: to be confirmed
updated: 20 February 2023
Public Meeting: 16 February 2023 (view minutes)
283 Mears str (remainder of portion 4 of erf 138)
Notice:
The application was for a creche, a place of instruction and at a later stage rezoning to enable the demolition of the dwelling house to build a 3 story office building
MLPORA's view:
As a low-density residential area, we oppose 3-storey office buildings. We therefore lodged an objection against this application. The full objection was drafted by Mrs Renette Leathern, as a legal practitioner in our area.
Status: Await tribunal date
Objection submission: 20 July 2022
Tribunal date: to be confirmed
updated: 2 November 2022
35 Ormonde Street (remainder portion 15 of erf 690)
Notice: Rezone
Rezone from Residential 1 (low-density) to Residential 4 (high-density)
MLPORA's view:
As a low-density residential area, we oppose high-density development. Unfortunately our objection was denied and our appeal thereto was rejected. We lodged a review application which is currently still pending.
Status: Review application pending in High Court
Submitted objection:
Tribunal date: 24 February 2021
updated: 2 November 2022
187 Dougall Street (portion 2 of erf 811)
Notice: Rezone
Rezone of an existing double-storey dwelling into 6 dwelling units.
MLPORA's view:
As a low-density residential area, we oppose high-density development. At the tribunal hearing our objection was partially upheld when the tribunal ordered the applicant to address certain issues. Despite the partial success for residents at the tribunal hearing, the property still operates in contravention of municipal bylaws. Complaints have been lodged with Council, but so far no action has been taken - attached letter.
Status: Application denied. Await CoT assistance
Objection submitted:
Tribunal date: 29 September 2021
updated: 2 November 2022
Groenkloof Nature Reserve
Notice:
The Department of Forestries, Fishery and the Environment has given notice to withdraw the National Park status with no indication as to what the future development of Groenkloof Nature Reserve will entail.
MLPORA's view:
Land use rights must be in place before any future development can be undertaken and our community must be properly informed of any future development. Also discussed with our DA Ward Counsellor, Shaun Wilkinson
Status: Await feedback
Objection submitted:
Tribunal date: not applicable
updated: 2 November 2022
563 Leyds Street (erf 936)
Notice: Rezone
Rezoning from Residential 1 (low-density) to Business 4 (offices / office park) with a 50% coverage, 10m height and the area of the proposed use restricted to 280m².
MLPORA's view:
As a low-density residential area, we oppose high-density development.
Status: Await Tribunal date
Objection submitted: 28 April 2021
Tribunal date: to be confirmed
updated: 2 November 2022
HISTORICAL MATTERS
This is not a complete list of historic matters.
159 Berea Street (portion 4 of erf 87)
Notice: Consent Use Application
Consent use for a boarding house with a maximum of 10 bedrooms.
Outcome:
As a low-density residential area, we opposed a high-density development application. The application was granted for (9 rooms plus a caretaker’s room) with 1 bathroom and 3 toilets, with certain conditions. MLPORA appealed but the consent was upheld subject to certain stricter conditions.
Status: no further action
Objection submitted:
Tribunal date:
updated: 2 November 2022
199 John Street (remainder portion of erf 352)| 201 John Street (portion 1 of erf 352)
Notice: Rezone
Rezone application to special rights for a guesthouse with a maximum of 16 rooms and 32 guests.
Outcome:
At the Tribunal hearing the matter was considered. At the hearing the matter was referred for an on-site inspection whereafter the application was denied.
Status: Application Denied
Objection submitted: 2017
Tribunal date: 18 August 2021
updated: 2 November 2022
650 Sibelius Street (erf 69)
Notice: Rezone
Rezoning from Residential 1 (low-density) to Residential 3 (high-density)
Outcome:
The rezoning was granted and MLPORA appealed. MLPORA lost the appeal but restrictions of 113 dwellings per hectare to develop 18 dwelling units on the property were enforced.
Status: Application Granted
Objection submitted: 2018
Tribunal date: 26 April 2021
updated: 2 November 2022
Mentz & Leyds Street (remainder of erft 439 and erf 440)
Notice: Rezone
Zuid Afrikaans Hospitaal (ZAH) applied to rezone these properties as part of a plan to develop the properties into a day clinic
Outcome:
The hospital’s development plan is respecting the residential nature of the area and the specific conditions imposed by the City Council.
Status: Application Granted
Objection submitted: 2018
Tribunal date: 26 April 2021
updated: 2 November 2022
183 John Street (erf 354)
Notice: Development
Application is for the erection of flats
Outcome:
Application was granted to erect the proposed development.
Status: Application Granted
Objection submitted: 2 September 2021
Tribunal date:
updated: 2 November 2022