Development Planning​

Overview
Johannesburg’s long-term strategy, outlined in the Joburg 2030 document, sets out goals for the city – including reducing urban sprawl, improving bylaw enforcement, creating a well-defined north-south and east-west development axis, improving sectoral clustering and fostering a well-defined urban boundary.

These goals directly influence the work of the City’s department of development planning and urban management, which has as its vision for Johannesburg “a spatial form and functionality that embraces the principles of integration, efficiency and sustainability, and realises tangible increases in accessibility, amenity, opportunities and quality of life for all communities, especially the poor”. The department is the key to spatial and settlement transformation within Johannesburg, creating:

a city with an urban form that is efficient, sustainable and accessible; a city with a quality urban environment providing for integrated and sustainable settlements and well-designed urban spaces; an appropriate and efficient land use system that facilitates investment and continuous regeneration; effective urban management to ensure maintenance of appropriate standards of safety, cleanliness and orderliness across the city; and an efficient and affective spatial information service that meets the standards of a world-class African city.

According to its mandate, the department is responsible for the City’s seven regions. The regional directors report directly to the department’s executive director. Both the National Spatial Development Perspective and the Provincial Spatial Development Perspective inform the department’s strategic planning for the city. These plans call for development and investment to be structured along nodes and mobility routes, to improve urban efficiencies and functionality.

​1. Go to https://cpms.joburg.org.za to make the following submissions:

• Building Plan Submissions
• Demolition applications
• Section 7(6) application
• Hoarding application
• SDP Application

Download checklist

​Any new building and any alteration that adds on to or changes the structure of an existing building must go to the City’s (Planning) Development Management Department for approval.​

Before you build – click here

checklist – click here

​You submit the completed forms, together with the building plans and supporting documentation to the same counter on the ground floor​ of the Metro Centre, 158 Loveday Street, Braamfontein, between 8am and 3pm.

To check the status of your building plans please visit our e-services​​ website.​​​

They could come back to haunt you years later – when you try to sell the house and the prospective buyer asks to see approved plans.

If you’ve chosen to build without having the plans approved, a building inspector is entitled to enter your property and order construction to stop immediately. He could even obtain a court order for the structure to be demolished, at your expense, and you would be liable for legal costs as well. In serious cases, you could be fined or sent to prison.​​​

You can get application forms here​ or from the building plan submission counters on the ground floor of the Metro Centre, 158 Loveday Street, Braamfontein, between 8am and 3pm.​​

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What is Land Use Management?

Land Use Management is the system of legal requirements and regulations that apply to land in order to achieve desirable and harmonious development of the built environment.

Every property in the city has a set of regulations to control development. These regulations are determined by the zoning of the property. Property zoning is set out in the applicable Town Planning Scheme, which determines such aspects as possible land use, floor area, coverage, building lines, parking provisions etc.

There are presently different Town Planning Schemes for different areas of the city. It is important to establish which scheme applies to which area, as the specific requirements of the schemes differ.

In addition to the zoning regulations, development is also controlled by conditions of title. These conditions are set out in the Title Deed of each property, and can restrict the way in which a property may be developed.

Other pieces of legislation that regulate development include the National Building Regulations and Building Standards Act (Act 103 of 1977), the Public Health Bylaws and various other Municipal Bylaws.

​How do I establish what development is permitted on my property?

The zoning regulations as well as the correct property description, and details of the size, orientation etc can be obtained from the GIS information counter on the 8th floor of the “A” block of the Metro Centre, 158 Loveday Street, Braamfontein.

Details of restrictions set out in the Title Deed can be established by obtaining a copy of the Title Deed from the Deeds Office, or from the Bank or Financial Institution that holds the mortgage bond.

Building Control can provide information regarding the National Building Regulations and the Regional People’s Centres any information on municipal Bylaws.

Can I change the zoning regulations and/or remove restrictive conditions of title?

If a proposed property development requires a change of the zoning regulations or amendment of the title conditions, this is possible; but requires an application and a formal procedure. There are numerous different kinds of applications, many of which are technically and legally complex. It is therefore advisable to consult a professional town planning consultant or other professional such as a land surveyor or a lawyer.

Some development proposals may not require a rezoning or removal of restrictive conditions but nevertheless need the Council’s permission. These are known as Consent Applications and are usually less complex, but need to be legally and technically correct.

Proposals to develop agricultural land portions or small holdings require more than changes in zoning and removal of restrictive conditions. These are, effectively, proposals to establish townships, which require professional expertise.

Forms for the various types of applications are available from the Registration Section of Land Use Management, situated on the 8th floor of the “A” block of the Metro Centre, 158 Loveday Street, Braamfontein. 

What is the development policy for a specific locality?

All proposals to change the permitted use and development of land will be evaluated by the Council on the basis of a number of considerations.

The most important of these is the Council’s development policy, which is known as the Regional Spatial Development Framework (RSDF). This document provides a guideline as to what land use and development change will be acceptable. The document has been drawn up with the involvement of the various communities. Generally, if a proposal is in accordance with the RSDF it is likely to be supported. If it is not in line with the RSDF the Land Use Management Department is unlikely to recommend the proposal for approval.

The city is divided into 11 regions and each region has a RSDF document. Information regarding these policies can be obtained from the Land Use Management Department as well as from the Development Planning and Facilitation Directorate.

How much does it cost to make an application?

Not only is there the cost of preparing the application (advertising, plans documents, professional fees etc) but there is also an application fee payable to the Council. The following are the application fees payable to the Council for the various forms of land-use application:

Price List

In addition, if a development a​pplication is approved, it may involve the payment of monetary contributions to the Council for additional services such as sewers, electricity and water supply road improvements etc.

How long does it take for a land use application to be processed?

Depending on the type of application, obtaining a decision may take as long as 12 months. After the application is submitted it is circulated to relevant Council departments and agencies for comment.

The application is then processed by a planning officer who makes a recommendation as to whether the application should be approved or not. If the official’s recommendation opposes the application and where interested parties have lodged objections, a Tribunal Hearing is scheduled and the applicant, objectors and Council officials are given the opportunity to argue the case. If any party is dissatisfied with the Tribunal’s decision, they may appeal to the Provincial authority (currently known as the Townships Board), thereby delaying the process further.

Contact Information for Land Use Management’s Planners on Duty

The planner on duty can give you further information regarding your specific land use query and is available on weekdays from 8h00 to 13h00.​

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What is Records Management?

Records management is the management of information resources in a manner that makes information easily accessible, securely protected, stored and disposed of when no longer required for administrative, legal, executive and operational purposes.

Records management controls the entire life cycle of the records, from creation or receipt, to maintenance, use and eventual disposal. Records management also provides a basis for accountability and protecting the rights of individuals through the Promotion of Access to Information Act (2 of 2000) and the Constitution (Sec 195, 1996).

 Sound records management implies that records are managed in terms of an organisational records management programme governed by an organisational records management policy.

• To offer a comprehensive office administration service to clients of Development Planning.
• To maintain an efficient and effective filing and archiving system for the management of active and inactive town planning records.
• To operate in a manner that promotes service delivery and Batho Pele to the public and internal clients that enhances client satisfaction.
• To develop and manage an organisation wide Records Management awareness programme and file plan.

How do I access information at Planning Records?

Due to observation of the covid19 Protocols, you can access records through email requests emails below:

● Glenfordh@joburg.org.za
● Danielthu@joburg.org.za

How long does it take to access records?

It takes a day or two.

It takes a week or two if the record is at the National archives in Pretoria.

How much does it cost to make copies?

As records we are able to make the following copies at cost below:
● A4 size: R9.50
● A3 size: R18.00

Build Development Management/Building Control

Charges copies ranging from A1, A2, A0 to A at change their own prices depending on paper sizes.

A. LEGISLATIVE ROLE

IDP, Budget and By-law Process
1.The consideration and oversight of the development of the IDP and budget in respect of the Development Planning and Urban Management Department and its Municipal Owned Entity (Johannesburg Development Agency).
2.The consideration of the quarterly performance reports of the Development Planning and Urban Management Department and its Municipal Owned Entity (Johannesburg Development Agency).
3.To exercise oversight over the development and implementation of all by-laws, strategies and policies of the Development Planning and Urban Management Department and its Municipal Owned Entity (Johannesburg Development Agency).
4.The consideration and oversight of draft tariffs, fees and charges in respect of Development Planning and Urban Management functions in the City.

B. PARTICIPATORY AND REPRESENTATIVE ROLE

Promote public participation in the Committee’s activities
1.Ensure public consultation on any new by-law referred by Council and/or its Programming Committee.
2.Promote public participation in the key planning processes of the City as they relate to Development Planning and Urban Management Department and its Municipal Owned Entity (Johannesburg Development Agency).
3.Ensure that key issues of public concern relating to the Development Planning and Urban Management Department are brought to the attention of Council.

C. OVERSIGHT ROLE

1.Exercise oversight over the quarterly performance of the Development Planning and Urban Management Department and its MOE (Johannesburg Development Agency).
2.Exercise oversight over any matter referred to the Committee by the Speaker, Council and/or its Programming Committee.
3.Exercise oversight on any matter based on its own initiative.
4.Exercise oversight over any matter or activity of the Development Planning and Urban Management Department and the Johannesburg Development Agency that will be of concern to the Committee.
5.Invite the MMC or any official of the Development Planning and Urban Management Department to account on any matter of interest to the Committee.

D. ​REPORTS/RECOMMENDATIONS TO COUNCIL

1.To make recommendations to Council as a result of the oversight process outlined above.
2.To report on the oversight visits of the Committee.
3.To report Quarterly and Annually on the Performance of the Committee.
4.To submit proposal/comments on Provincial and National Bills and proposed policies affecting local government.​

Because of the nature of the department’s work, it relies heavily on other City departments – as well as on municipal-owned utilities, agencies and corporatised entities – to carry out its functions. The department also cooperates with adjoining municipalities to ensure coherent policies across administrative boundaries.

​Alexandra
Key projects include the development of a mixed-used node – with retail, production and residential options – and an auto-industry training facility in partnership with the AA (in recognition of the role of this sector in Alexandra).

The construction of the Pan Africa Taxi Rank and retail facility will also be undertaken in the financial year. All cemeteries will be upgraded and work will be done to reinforce and stabilise the banks of the Jukskei River against further erosion.

The programme also aims to develop about 8 000 houses and to start building 4 000 residential units. The Alexandra Renewal Programme seeks to develop a variety of housing: in the 2006/2007 financial year, the focus will be on emergency housing, safe houses and special-needs houses. Work will also be done to develop a school for children with special needs, as well as an HIV/Aids facility at Edenvale Hospital.

Cosmo City
The second project, the Cosmo City project, will formalise and integrate specific informal settlements in the north-western part of the city.The implementation of the project started in 2004 and extends over six years. The projected private and public investment value is estimated at R1,5-billion over the extended period.

The focus of the Cosmo development programme is now on storm water, roads, electricity and street lighting.

The City will be undertaking a pilot energy-efficiency project, and will also be developing and upgrading parks. The Cosmo public transport facility will also be developed in the current financial year. Work will continue on the relocation of informal settlements to Cosmo. Table 7 below gives a breakdown of the project’s capital budget for the 2006/2007 financial year.

• Development Management
• Land use management
• Building control
• Outdoor advertising
• Planning control and enforcement
• Legal administration
• Records
• Development Planning and Facilitation
• Corporate Geo-Informatics
• Urban Management Coordination and Regulatory and Strategic Support Services
• Municipal Planning By-Law 2016

Corridors of Freedom for a people-centred city
The City of Johannesburg is embarking on new spatial plans in line with Joburg 2040, the Growth Development Strategy, based on transport-orientated development. The shape of the future city will consist of well-planned transport arteries – the Corridors of Freedom – linked to interchanges where the focus will be on mixed-use development. Joburgers will then not have to use private motorised transport but can opt for the alternative means, which include cycling, bus lanes and pedestrian walkways.

The Corridors of Freedom will transform entrenched settlement patterns, which have shunted the majority of residents to the city’s outskirts, away from economic opportunities and access to jobs and growth. Gone will be the days of being forced to rise at dawn to catch a train, bus or taxi to a place of work. Families will be able to have quality time, with spouses and children sharing meals together in the evening.

Access to opportunity
The Corridors of Freedom will usher a new era of access to opportunity and a choice for residents to work, stay and play within the same space, without the inconvenience and high costs of travelling long distances every day.

The transit-orientated developments include the Bus Rapid Transit system, Rea Vaya, which will have fast, safe and affordable mobility along the corridors.

Thus these corridors – the Corridors of Freedom – will give residents increased freedom of movement as well as economic freedom – liberating them from apartheid spatial legacy characterised by informal settlements, poor schooling and limited recreational spaces.

Johannesburg’s transport system will comprise well-planned transport arteries: – the Corridors of Freedom – linked to mixed-use development nodes with high density accommodation supported by office buildings, retail developments and opportunities for education, leisure and recreation.

This will give rise to a people-centred city where communities’ needs, their safety, comfort and economic well-being are placed at the core of planning and delivery processes. The Corridors of Freedom will result in reduced poverty for the majority of the City’s residents, who are currently spending a large percentage of their income on transport.

The new city skyline will see high-rise residential developments growing around the transit nodes, gradually decreasing in height and density as they move further away from the core. Social infrastructure, schools, clinics, police stations and government offices will be strategically located to support the growing population.

Through the Corridors of Freedom Johannesburg will make a decisive turn towards a low-carbon future with eco-efficient infrastructure that underpins a sustainable environment.

Targeted Areas
Over the course of this year consultations will be held with residents and stakeholders to finalise the corridors’ routes and nodes. The consultations will focus on the following areas:

Apartheid spatial planning has left the city with sprawling low-density areas without viable public transport systems. The majority of working class and poor citizens are still living on the fringes of the CBD and have to commute distances to get to work.

Private car use is a significant driver of energy consumption and greenhouse gas emissions in the city. A 10%shift of private car users to public transport for their daily commute will result in an 8% reduction in energy consumption.

Future planning must address sustainability and inequity. The most efficient urban form is compact, mixed land-use with an extensive public transport network that includes high intensity movement corridors and with attractive environments for walking and cycling.

Such a compact city is energy efficient, provides residents with greater access to servi ces, promotes social cohesion and creates a vibrant urban environment.

Click here for more information about​ the Corridors Of Freedom

• ​N​odal and density programmes
• Marginalised Areas Development Programme
• Corridor Development Programme
• Growth Management Programme
• Development Application Improvement Programme
• Land Use Management Programme
• Urban Management
• GIS Development Programme
• Spatial Data Management Programme
• Spatial Information Dissemination Programme
• GIS system development
• Spatial information maintenance
• Spatial information dissemination service
• Geo-science skills development, research and development​