PROPOSED APPLICATION FOR REZONING, CONSENT USE …

ERF 4724, AKASIA STREET, GEORGE MUNICIPALITY AND DIVISION
FOR: Colven Associates Bay CC
D E V E L O P M E N T E N V I R O N M E N T L I N K
Ref No: 1118/GEO/20
1 May 2021
Proposed rezoning, consent use and departure application on Erf 4724, George Municipality and Division
Ref No: 866/GEO/16
6. PROPOSED LAND USE ...................................................................................................................................... 7
7. PARKING BAYS AND ACCESS TO THE PROPERTY .............................................................................................. 8
8. CHARACTER OF THE SURROUNDING AREA ..................................................................................................... 9
9. SITE SPECIFIC CIRCUMSTANCES ..................................................................................................................... 10
10. CONSIDERATION OF THE APPLICATION – RELEVANT ACTS, POLICIES & GUIDELINES ................................... 11
9.1 Spatial Planning and Land Use Management Act, 2013 (Act 16 of 2013) (SPLUMA) .................................... 11
9.1.1 Public Interest ........................................................................................................................................................... 13
9.1.3 Environmental Legislation ........................................................................................................................................ 13
9.2 Land Use Planning Act, 2014 (Act 3 of 2014) (LUPA)....................................................................................... 14
9.2.1 Consistency and Compliance with LUPA, 2014 (Act 3 of 2014) ................................................................................ 14
9.3 George Municipality: Land Use Planning By-law (2015) ................................................................................. 15
9.3.1 Pre-application in terms of George Municipality: Land Use Planning By-Law, 2015 .......................................... 15
9.4 George Spatial Development Framework (GSDF) (2013) ................................................................................ 17
10.6 George Integrated Zoning Scheme By-Law (2017) ........................................................................................ 18
10.7 NEED AND Desirability ................................................................................................................................... 18
11. CONCLUSION.................................................................................................................................................. 19
Ref No: 1118/GEO/20
2 May 2021
Ref No: 866/GEO/16
3. BONDHOLDER’S CONSENT
8. PRE-APPLICATION FORM
9. APPLICATION FORM
Ref No: 1118/GEO/20
3 May 2021
Ref No: 866/GEO/16
PROPOSED REZONING, CONSENT USE AND DEPARTURE APPLICATION FOR ERF 4724, GEORGE
MUNICIPALITY AND DIVISION, WESTERN CAPE PROVINCE
1. INTRODUCTION
The owner of Erf 4724, George, which is currently developed with a dwelling house, aspires to
convert the existing house into offices. Minor amendments to the existing dwelling are also
proposed for it to be utilised as office space. The property owner further wishes to develop a
block of flats at the back of the property.
Erf 4724, George is currently zoned as “Single Residential Zone I” this application constitute the
rezoning of the subject property to “Business Zone IV” to allow for offices. According to the
Integrated Zoning Scheme: By-Law of George Municipality, Business Zone IV allow for flats as a
consent use, which is also included as part of the application. This will be further elaborated in
Section 5 of this report.
DELplan Consulting was appointed by the owner of Erf 4724, George to apply for a rezoning,
consent use and departure application to allow for offices as well as flats on the subject
property. Erf 4724, George, hereafter referred to as the “subject property”, is registered in the
name of Colven Associates Bay CC. A copy of the power of attorney from the registered owner
of the property is attached to this land use application as Annexure 1.
2. APPLICATION
This land-use application consists of the following;
• Rezoning in terms of Section 15(2) (a) of the George Municipality: Land Use Planning By-
Law (2015) of Erf 4724, George from “Single Residential Zone I” to “Business Zone IV”
(offices).
• Consent Use in terms of Section 15(2) (0) of the George Municipality: Land Use Planning
By-Law (2015) to allow for the development of four flats on the property.
Ref No: 1118/GEO/20
4 May 2021
Ref No: 866/GEO/16
• Departure in terms of Section 15(2) (b) of the George Municipality: Land Use Planning By-
Law (2015) from Section 45(4) (1) to allow for two 4m motor vehicle carriageway crossings.
• Departure in terms of Section 15(2) (b) of the George Municipality: Land Use Planning By-
Law (2015) to allow for 10 parking bays in lieu of 11 parking bays for the office.
• Departure in terms of Section 15(2)(b) of the George Municipality: Land Use Planning By-
Law (2015) to allow for the relaxation of the following building lines:
o Rear (southern) boundary building line from 4.5m to 1m for the proposed flats.
o Eastern boundary building line from 4.5m to 3.5m for the proposed flats.
The land use application is further elaborated on and clarified in Section 5.
3. TITLE DEED
Erf 4724, George is registered in the name of Colven Associates Bay CC with the title deed
number being T280/08. The size of the property, according to the title deed as well as the
Surveyor-General Diagram, is 1348m².
The Title Deed of the subject property and the SG Diagram are attached as Annexure 2. The
property is subject to a bond, the bondholder’s consent is attached as Annexure 3.
Lastly, a conveyancer has scrutinized the title deed and has not found any restrictive conditions
prohibiting the proposed development. The conveyancer’s certificate is attached as Annexure
4.
4. LOCALITY
The subject property is situated on the eastern-side of George. The property is located in Akasia
Street between 5th and 4th Streets. The subject property is surrounded by residential uses on
the northern and eastern side and business uses on the western and southern side. It is an area
of mixed-use developments as can be seen on the land use plan.
Ref No: 1118/GEO/20
5 May 2021
Ref No: 866/GEO/16
Figure 1 below is an illustration of the subject property (marked in red) in relation to the larger
George.
Figure 1: An aerial map illustration of the subject property and the surrounding area (Source; Cape Farm Mapper, 2020)
Figure 2: An extract of satellite imagery (Source: Cape Farm Mapper, 2020) of the subject property (indicated in red)
together with the immediately surrounding land uses.
Subject Property
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6 May 2021
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Figure 2 above shows the subject property (marked in red) in relation to the surrounding part of
George. This image shows the adjacent land uses found in close proximity to the subject property.
The locality plan is attached to this report as Annexure 5.
5. EXISTING LAND USE OF THE PROPERTY
The subject property is currently developed with a dwelling house and a flatlet at the back of the
property. Both the dwelling house and the flatlet gains access off Akasia Street. The subject
property is situated on the border of the residential neighbourhood with business uses on the
southern and western-side of the property.
Figure 3: An image indicating the buildings situated on the subject property.
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7 May 2021
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6. PROPOSED LAND USE
As mentioned above, the subject property is developed with a dwelling house and a flatlet. The
property owner aspires to convert the existing dwelling house into offices. Minor additions to
the existing dwelling are proposed. The image below indicates the existing building as well as
the proposed additions.
Figure 4: An extract indicating the existing building as well as the proposed additions.
The property owner further aspires to develop four flats at the back of the property. Two flats
on the ground floor and two on the first floor. Given that the flats are proposed at the back of
the property behind the existing building, it is not anticipated that it will be visible from the
street. The image below indicates the proposed flats.
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8 May 2021
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The plan is attached to this report as Annexure 6.
7. PARKING BAYS AND ACCESS TO THE PROPERTY
18 parking bays are proposed of which 10 will be available to the business and the remaining 8
will be available to the flats. According to the minimum parking requirements, the proposed
business (268.26m² GLA) require 11 parking bays and the proposed flats require 8 parking bays.
This application constitutes a departure to allow for 10 parking bays for the office in lieu of 11.
Sufficient parking is provided for the flats. It is argued that one of the flat’s parking bays can be
utilised by the office during the day.
Figure 6: An extract from the plan, indicating the parking and accesses.
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9 May 2021
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The property will gain access off Akasia Street. Two one-way carriageway crossings are proposed,
one on the western (entrance only) and one on the eastern side (exit only). Each of the carriageway
crossings measures 4m. This will enable better traffic flow.
The property is also situated close to the Go George bus route, this is indicated in the image below.
Figure 7: An extract from the Go George Bus Route Map the subject property is indicated with the star.
8. CHARACTER OF THE SURROUNDING AREA
The rezoning of the property will not alter the character of the area given that the property is
situated on the border of the residential area and adjacent to other business uses. As
mentioned Akasia Street has in the past been identified as a street where mixed-use
developments can be accommodated. This has started from the western side from Paddagat
Centre towards the Pick ‘n Pay Centre. It can now spill over into this part of the street.
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10 May 2021
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The George SDF promote mixed land uses on properties. The character of Akasia Street is
characterised by different uses. This street between Paddagat and 5th Street has been
identified many years ago as an area for densification and offices. The property across the road
(Erf 4722) is also zoned for offices. There are also flats close by. The properties situated south
of the subject property are also zoned for Business uses. It is therefore argued that the
proposed rezoning will not affect the character of the area. A land use plan is attached as
Annexure 7.
Figure 8: The subject property located in a mixed-use area.
9. SITE SPECIFIC CIRCUMSTANCES
The proposed development is situated in Akasia Street that is already developed with various
other business uses. The property is situated on the border of the residential neighbourhood
with business uses situated on the western and southern side of the property. The property
situated across the street from the subject property is also zoned for business uses.
Ref No: 1118/GEO/20
11 May 2021
Ref No: 866/GEO/16
The location of the property renders it easily accessible, which makes the location ideal for
offices as well as flats. The property is also situated in the 500m intensification zone. Mixed-use
developments are promoted by the George Municipal Spatial Development Framework.
It is further argued that the proposed flats at the back of the property will retain the residential
component on the property. The existing dwelling will be converted into offices; therefore, the
building will still be perceived as a dwelling house from the street.
10. CONSIDERATION OF THE APPLICATION – RELEVANT ACTS, POLICIES & GUIDELINES
Following the most recent legislative and procedural changes that have become applicable to
the management of land use planning in South Africa and consequently, the Western Cape
Province, it is considered necessary to summarise the implications of the current statutory
framework within the context of this land-use planning application. Set out below are sets of
principles and ethical conventions related to this application.
9.1 SPATIAL PLANNING AND LAND USE MANAGEMENT ACT, 2013 (ACT 16 OF 2013) (SPLUMA)
Section 7 of the Spatial Planning and Land Use Management Act, 2013 (Act 16 of 2013)
(SPLUMA) lists the five development principles that apply to spatial planning, land
development, and land use management, namely:
• Spatial justice refers to the redress of development imbalances and access to land
where mechanisms such as spatial development frameworks and land use management
systems must be accommodating. It can be argued that this proposed development
promotes infill development that will curtail urban sprawl.
o This principle does not have a direct impact on this proposed development.
• Spatial sustainability refers to spatial planning and land use management systems that
must promote land development that amongst other matters protect prime and unique
agricultural land and promote land development in locations that are sustainable and
limit urban sprawl.
o The approval of the application will not compromise prime agricultural land.
o The subject property is situated within the urban edge; therefore, the approval
of the application will not cause urban sprawl as it will provide residential
densification.
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12 May 2021
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o The subject property is located within an established mixed-use area that will
contribute towards a more integrated urban environment.
• Efficiency refers to development that optimises the use of existing resources and
infrastructure. It further implies that decision-making procedures must minimise
negative financial, social, economic or environmental impacts. The application
procedures must be efficient, streamlined and all parties involved must adhere to the
timeframes. This is a general principle that applies to any land use application, also for
the subject property. The urban area is where land use should be at its maximum and
therefore also the provision of municipal services.
o This proposed development will make use of existing local resources and will
contribute to the optimization of these services.
o This proposed development is located within the already developed area,
hence no new roads, infrastructure, etc. are required to enable the proposed
development.
o The proposal will make use of existing infrastructure networks without having
to expand the bulk services network.
• Spatial resilience refers to flexibility in spatial plans, policies and land use
management systems to ensure sustainable livelihoods in communities most likely to
suffer the impacts of economic and environmental shocks.
o This subject property has the flexibility to be utilised as a school on a business
property or it can be converted back to residential use.
o Only a portion of the subject property is utilised as a business, the remainder of
the property will be utilised as flats.
• Lastly, the principle of good administration refers to an integrated approach to land
use and land development for all spheres of government. All departments must
provide input regarding the preparation or amendment of spatial development
frameworks and requirements relating to land development and use must be met
timeously. Public participation must be transparent with policies, legislation, and
procedures being clear to inform and empower members of the public.
o This is a general principle that applies to any land use application, also to this
land use application.
Ref No: 1118/GEO/20
13 May 2021
Ref No: 866/GEO/16
Section 42 of SPLUMA refers to the factors that must be considered by a municipal tribunal
when adjudicating a land-use planning application, which includes (but are not limited to):
• Five SPLUMA development principles as listed above;
• Public interest;
• Constitutional transformation;
• Respective rights and obligations of all those affected;
• State and impact of engineering services, social infrastructure, and open space
requirements;
• Compliance with environmental legislation.
Lastly, according to the Spatial Planning and Land Use Management Act (2013) Section 22 (2),
“… land development decision may depart from the provisions of a municipal spatial
development framework only if site-specific circumstances justify a departure from the
provisions of such municipal spatial development framework.”
9.1.1 Public Interest
Given that Akasia Street is characterised by mixed uses, it is anticipated that the surrounding
neighbours will not be negatively impacted by the change in land use. Furthermore, the
proposed flats will allow for a portion of the property to remain residential. The property will
therefore not be deserted after business hours. It is close to two major shopping centres and
the bus route. The NMU pick up area for students is also at the close by Pick ‘n Pay Centre.
The surrounding property owners will however be given the opportunity to comment on the
application and raise any concerns if there are any.
9.1.2 Municipal Engineering Services
The development is connected to the existing municipal services and the necessary capital
contributions will be paid.
No listed activities as contemplated by the National Environmental Management Act, 1998 (as
amended) (NEMA) are triggered by this rezoning and subdivision application.
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14 May 2021
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9.2 LAND USE PLANNING ACT, 2014 (ACT 3 OF 2014) (LUPA)
The development objectives entrenched in SPLUMA have been assimilated into the Western
Cape Land Use Planning Act, 2014 (Act 3 of 2014) and sets out a basis for the adjudication of
land use planning applications in the province. It requires that local municipalities have due
regard to at least the following when doing so:
• Applicable spatial development frameworks;
• Applicable structure plans;
• Land use planning principles referred to in Chapter VI (Section 59);
• The desirability of the proposed land use; and
• Guidelines that may be issued by the Provincial Minister regarding the desirability of
proposed land use.
The land-use planning principles of LUPA (Section 59) is, in essence, the expansion of the five
development principles of SPLUMA listed above. Again, only the relevant aspects are addressed
in this report.
9.2.1 Consistency and Compliance with LUPA, 2014 (Act 3 of 2014)
Section 19(1) and (2) of LUPA states that the following:
“(1) If a spatial development framework or structure plan specifically provides for the utilisation
or development of land as proposed in a land use application or a land development application,
the proposed utilisation or development is regarded as complying with that spatial development
framework or structure plan.
(2) If a spatial development framework or structure plan does not specifically provide for the
utilisation or development of land as proposed in a land use application or a land development
application, but the proposed utilisation or development does not conflict with the purpose of
the relevant designation in the spatial development framework or structure plan, the utilisation
or development is regarded as being consistent with that spatial development framework or
structure plan.”
Given the nature of this land use application and its location within George, this proposal is
partially consistent with LUPA.
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15 May 2021
Ref No: 866/GEO/16
9.3 GEORGE MUNICIPALITY: LAND USE PLANNING BY-LAW (2015)
Following from the legislative frameworks put in place through SPLUMA and LUPA, the George
Municipality Land Use Planning By-Law, 2015 proceeds to set out the general criteria for the
consideration of applications in terms of the by-law (Section 65) which includes:
• The desirability of the proposed utilisation of land;
• Impact of the proposed land development on municipal engineering services;
• An integrated development plan, including the municipal spatial development
framework, the applicable local spatial development framework and/or local structure
plans;
• Section 42 of SPLUMA (public interest, constitutionality);
• Land use planning principles transposed in LUPA; and
• Provisions of the applicable zoning scheme.
9.3.1 Pre-application in terms of George Municipality: Land Use Planning By-Law, 2015
A pre-application was done with the Town Planning Department on 25 November 2020. The
last-mentioned department stipulated that the application may be submitted for consideration.
The following comments came out of the pre-application:
Town Planning:
• The proposal is in conflict with the principles and guidelines in terms of the MSDF. The MSDF
encourage strengthening the CBD.
This is addressed in paragraph 9.4. The size of the office will not decrease the strength of the
CBD. As mentioned there are already a number of offices in the street, but it will now also
provide 4 residential units.
• Business creeping onto the residential areas is discouraged.
The subject property is situated on the border of the business area. Akasia Street is already a
mixed-use street, the proposed rezoning will therefore not alter the character of the area. Flats
are also proposed on the property that will retain the residential character on the property.
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16 May 2021
Ref No: 866/GEO/16
Noted.
Noted.
• Parking relaxation will require a formal departure application in terms of Section 15(2) (b) of
the Land Use Planning By-Law for George Municipality, 2015.
Noted.
• Economic market study should determine the need and desirability for more office space
outside the CBD.
Civil Engineering Services:
• Parking must be in accordance with clause 42 of the GIZS 22017. PT1 will be considered,
subject to an application in this regard. All parking dimensions must be indicated.
Noted.
• Access is restricted in terms of the GIZS 2017 to a maximum of one, 8.0m access.
Noted.
Electrical Technical Services
• The developer will be responsible for upgrading the supply and all cost related to the upgrade.
An electrical consultant will have to be appointed to determine the electrical supply
requirements.
Noted.
Noted.
The signed pre-application is attached to the report as Annexure 8.
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17 May 2021
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9.4 GEORGE SPATIAL DEVELOPMENT FRAMEWORK (GSDF) (2019)
The GMSDF does not specifically address the subject property. It does, however, reiterate the
promotion of mixed-use developments. This application constitutes the development of both
offices as well as flats on the property. The subject property falls within the 500m
intensification / restructuring zone. The property is also situated next to an activity corridor.
This is indicated in the extract below.
Figure 9: An extract from the George SDF, the subject property is indicated with the star.
The GMSDF also reiterate the importance of strengthening the CBD as George’s primary
economic activity centre. This is established by continuing to resist the trend of dispersed
business development in the CBD, specifically the spread of business development into
surrounding residential areas. Retaining office activities in the CBD. Unfortunately, there are
also a large number of “illegal” offices and other businesses on single residential erven
surrounding the CBD. This is fact is weakening the office function in the CBD and not these
well-located proposals.
Ref No: 1118/GEO/20
18 May 2021
Ref No: 866/GEO/16
Notwithstanding the SDF objectives, one needs to provide for a measure of decentralisation of
office space to facilitate community access to office-related activities within residential areas,
as well as activities that do not need to be located in the CBD.
The proposed flats at the back of the property are in line with the infill strategy for the street
going forward.
The proposed development is therefore not completely in line with the MSDF as offices are
proposed outside the CBD, however, the proposal further complies with the MSDF. It should be
noted that the SDF is a broad-brush document that does not address the appropriate
development use of each and every individual property in the area to which it pertains.
10.6 GEORGE INTEGRATED ZONING SCHEME BY-LAW (2017)
According to the George Zoning Regulations, the subject property is zoned as “Single
Residential Zone I”. The application constitutes the rezoning of the subject property from
“Single Residential Zone I” to “Business Zone IV” to allow for offices.
The existing dwelling as well as the proposed additions comply with the parameters prescribed
in the GIZS for offices. The proposal is more than 5m from the street boundary and more than
3m from both common boundaries.
The proposed flats comply with the street boundary building line as well as the western
common boundary building line. The proposed flats however depart from the rear and eastern
boundary building line.
10.7 NEED AND DESIRABILITY
The concept “desirability” in the land use planning context may be defined as the degree of
acceptability of this proposed land use development. This section expresses the desirability of
the consent use application for the subject property, taken in conjunction with the
development principles and criteria set out through the statutory planning framework listed
above, as well as the degree to which this proposal may be considered within the context of
broader public interest.
The subject property is considered to be ideally located for the proposed mixed-use
development. The property has easy access to main roads. Given that the property is situated
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in a residential area, the proposed flats will retain the residential component on the property. It
is anticipated that the approval of the application will not have a negative impact on the
surrounding neighbours.
11. CONCLUSION
It is believed that the abovementioned principles, considerations, and guidelines for this land
use application for rezoning, consent use and departure on Erf 4724, George satisfies the
applicable legislation. As a result, it is trusted that this application can be finalised successfully.
DELAREY VILJOEN Pr. Pln May 2021
464
PROJECT: PROJEK:
DESCRIPTION: BESKRYWING:
TITLE: TITEL:
Proposed rezoning, consent use and departure for Colven Associates Bay CC
Erf 4724, George
LEGEND: Tel: 044 873 4566, Email: [email protected] www.delplan.co.za
This drawing is the copyright of DELplan Consulting. Do not scale from it but refer to figured dimensions. All measurements must be checked and confirmed by a professional Land Surveyor. Any discrepancies
should please be reported to DELplan immediately. Die kopiereg van hierdie tekening behoort aan DELplan Consulting.
Moenie daarvan afskaal nie, maar verwys na afstande soos aangedui. Alle afmetings moet deur 'n professionele Landmeter nagegaan en bevestig word. Enige teenstrydighede moet asseblief dadelik aan
DELplan rapporteer word.
PREVIOUSLY APPROVED NEW / UPDATED
Existing Dwelling 222,480 m² * New Additions Main Dwelling 45,780 m² *
Existing Garage ( to be demolished) 122 m² New Outbuilding Ground Floor 111,000 m² *
New Outbuilding First Floor 111,000 m²
Total existing 222,48 m² Total New 267,78 m²
Coverage (Footprint) 222,48 m² Coverage (Footprint) 156,78 m²
FAR 222,48 m² FAR 267,78 m²
* to be included in Coverage * to be included in Coverage
Zoning Erf size 1348,00 m²
Coverage (Footprint) N/A % Coverage (Footprint) 379,26 m² 28,14 %
FAR 1 FAR 490,26 m² 0,36
Height 2 storey 15 m Height 13,5 m
Business Zone IV
Erf 4724 George
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community, Esri, HERE, Garmin, (c) OpenStreetMap contributors, and the GIS user community
¯0 0.025 0.050.0125 km Disclaimer:
The George Municipality accepts no responsibility for and will not be liable for any errors or ommisions
contained herein.Date: 10/26/2020 1:564
0 1 2 3 4 5
Floor Layout
Proposed new dwelling on Erf 4724, George East, George, for owner: Colven Associates Bay C C
of 21
0 2021/07/29 Issued for discussion
0
GENERAL NOTES: All work to comply with National Building Regulations SANS 10400. No measurements to be scaled. All levels and dimensions to be verified on site. ANY DISCREPANCIES MUST BE BROUGHT TO THE ATTENTION OF THE ARCHITECT / DESIGNER IMMEDIATELY. Read drawings in conjunction with Engineer's detail. ALL REINFORCED CONCRETE WORK TO BE ACCORDING TO STRUCTURAL ENGINEER'S DESIGN AND DETAIL. The building owner is responsible for ensuring that their project is SANS compliant and signed off by a qualified Engineer.
STAIRS AND RAILING: A NON COMPLIANT BALUSTRADE IS A SAFETY RISK. ENSURE THE BALUSTRADE SYSTEM IS INSTALLED CORRECTLY: SANS 10400 Part B, Part D and Part M, SANS 10160-2:2011. Steps and risers as shown. Risers as indicated on drawing and run as indicated on drawing, minimum balustrade height 1000mm. Opening between rails and / or droppers not to exceed 100mm. Any balustrade or wall provided to protect a change in level shall comply with the requirements of SANS 10400-B.
FIRE PROTECTION: SANS 10400 Part T: The requirements of the Act will be deemed to have been satisfied if the design, construction and equipment of buildings complies with SANS 10400 Part T and satisfies the local authority.
STORM WATER: SANS 10400 Part R: The owner of any site shall provide suitable means for the control and disposal of accumulated stormwater which may run off from any earthworks, building or paving. CONTRACTOR MUST ENSURE THAT STORM WATER DOES NOT DAMAGE EXISTING BUILDING WORK OR NEIGHBOURING PROPERTIES DURING CONSTRUCTION AND THAT STORMWATER DRAINAGE IS SUFFICIENT.
RAINWATER DISPOSAL: Provide 1m paving around building with fall away from structure where practical. GUTTERS & DOWN PIPES TO BE INSTALLED WHERE PRACTICAL. We highly recommend installing as many rainwater tanks as practically possible.
SEWERAGE: All sanitary appliances to be supplied with antisuction traps and/or ventilated according to NBR requirements. -ie's at all bends, connections and changes of gradient with marked covers on ground level. Sufficient access panels to be installed in all shafts over ie's. -all sanitary pipes to be accessible. Sewage pipes under floors or buildings not to change direction and must be encased in 100mm concrete.
SITE PREPARATION: Remove top-soil and organic material within interior footprint of building and paving. Above material not to be used as backfill. Keep site dry. Stockpile top-soil and re-use where possible.
FOUNDATION: SANS 10400 Part H: All foundations concrete strip foundations unless specified. Concrete minimum 15MPa after 28 days.
FILLING: SANS 10400 Part J (JJ2.3): Backfill to be compacted in layers not more than 150mm layers to minimum. Compact to min. 98% MOD. AASHTO or otherwise as specified by Engineer.
SURFACE BEDS: Minimum 100mm thick 15MPa on DPC. Expansion joints to be provided 20m² max.
WATERPROOFING: SANS 10400 Part J(JJ3) and Sec. K(KK15): Provide 250 micron USB DPC underneath all surface beds and 375 micron Black DPC in walls with min. 100mm overlap at joints. Provide "Brickgrip" DPC underneath all window sills. All joints according to specifications.
BRICKWORK: SANS 10400 Part K: Brickwork in stretching bond with minimum joint thickness of 10mm. Interior walls minimum 110mm thick. Brick as indicated. Stock bricks to be kept clean of mortar. Provide brickforce in each layer for foundation walls, (5 layers minimum), each layer above windows and doors and at 4 course intervals: use alternate layer of 75mm brickforce and butterfly tie-wires for all other 280mm brickwork. Use 75mm brickforce in each course every 4 layers for 110mm and 220mm brick walls.
PLASTER WORK: One layer plaster minimum 12mm thick.
ROOF: Construction & Material to comply with SANS 10400 Part L and SANS 1900:2009
GLAZING: SANS 10400 Part N, SABS 0137-200, SABS 1263: Clear Glass unless specified. Mark all sliding doors visible. SAFETY GLASS IN ALL DOORS AND WINDOWS LOWER THAN 300mm FROM GROUND LEVEL AND LARGER THAN 1 m².
SKIRTING AND CORNICING: Skirting & cornicing where required as specified.
GEYSERS: SABS 0254 With drip-tray.
SPACE HEATING & CHIMNEYS: To comply with SANS 10400: Part V.
ALL WORK TO BE PERFORMED TO MUNICIPAL & NATIONAL BUILDING REGULATIONS SANS 10400
Franco Henegan
Cmap Consultants own the copyright to the design which is not to be used, copied, published or reproduced in whole or in part in any form without written consent.
AREAS
STAMPS / SIGNATURES:
Tell: 072 383 6610 Email: [email protected]
Adress: 8 Terblance street Heather Park
George 6529
53 ,5
Er f 4 7 2 3
Er f 4 7 2 5
Er f 4 7 2 6 Er f 4 7 2 7 Er f 4 7 2 8
Erf 4724, George,
2 5 ,1 8 m
53 ,5
l i n e
5 m bu i l d i ng l i ne
3 m bu i l d i ng l i ne
Proposed 4 flats
New addition
New addition
P a v i n g
4 m M o t o r E n t r a n c e N o O b s t r u c t i o n s
4 m M o t o r E n t r a n c e N o O b s t r u c t i o n s
One Way In One Way Out
Office Office Office
Township George Title deed no
Town planning
Parking ratio per use
Parking ratio per use
Total parking bays required 8 Total parking bays provided 8
Surplus / deficit no of Parking bays 0
Parking schedule: Flats
0 8
Total parking bays provided
PROJECT: PROJEK:
TITLE: TITEL:
Erf 4724, George
Land use plan
FLATS VACANT
BUSINESS SCHOOL
CHURCH ROAD
PROJECT: PROJEK:
TITLE: TITEL:
Erf 4724, George
COPYRIGHT: KOPIEREG:
ZONING Single Residential Zone I General Residential Zone II General Residential Zone III
General Residential Zone IV Business Zone I Business Zone II
Business Zone IV Business Zone V Community Zone II
Community Zone III Open Space Zone II Transport Zone II Transport Zone III
Page 1 of 6
LAND-USE PLANNING BY-LAW FOR GEORGE MUNICIPALITY
NOTE: Please complete this form using BLOCK capitals and ticking the appropriate boxes.
PART A: APPLICANT DETAILS
Email
[email protected]
Tel
044 873 4566 Fax 044 873 4568 Cell 082 808 9624
PART B: REGISTERED OWNER(S) DETAILS (if different from applicant)
Registered owner Colven Associates Bay CC
Address
PART C: PROPERTY DETAILS (in accordance with Title Deed)
Property
Town/City George
Current Zoning Single Residential Zone I Extent 1348m² Are there existing
buildings? Y N
Title Deed
party(ies).
Bondholder(s)?
on the subject property(ies)? Y N
If yes, is this application to legalize
the building / land use? Y N
Are there any pending court case / order relating to
the subject property(ies)? Y N
Are there any land claim(s)
registered on the subject
application consultation? Y N
If Yes, please complete the information below and attach the
minutes.
number 1118/GEO/20
Date of
consultation
25/11/2020
PART E: LAND USE APPLICATIONS IN TERMS OF SECTION 15 OF THE LAND USE PLANNING BY-LAW FOR GEORGE
MUNICIPALITY & APPLICATION FEES PAYABLE
Page 3 of 6
*Application fees that are paid to the Municipality are non-refundable and proof of payment of the
application fees must accompany the application.
BANKING DETAILS
Brief description of proposed development / intent of application:
The application for Erf 4742, George entails the following:
• Rezoning in terms of Section 15(2) (a) of the George Municipality: Land Use Planning By-Law (2015)
of Erf 4724, George from “Single Residential Zone I” to “Business Zone IV” (offices).
• Consent Use in terms of Section 15(2) (0) of the George Municipality: Land Use Planning By-Law
(2015) to allow for the development of four flats on the property.
• Departure in terms of Section 15(2) (b) of the George Municipality: Land Use Planning By-Law (2015)
from Section 45(4) (1) to allow for two 4m motor vehicle carriageway crossings.
• Departure in terms of Section 15(2)(b) of the George Municipality: Land Use Planning By-Law (2015)
to allow for the relaxation of the following building lines:
o Rear (southern) boundary building line from 4.5m to 1m for the proposed flats.
o Eastern boundary building line from 4.5m to 3.5m for the proposed flats.
PART G: ATTACHMENTS & SUPPORTING INFORMATION FOR LAND USE PLANNING APPLICATIONS
Please complete the following checklist and attach all the information relevant to the proposal. Failure to
submit all information required will result in the application being deemed incomplete.
Is the following compulsory information attached?
Y N Completed application form Y N Pre-application Checklist (where
applicable)
Y N Power of Attorney / Owner’s consent if
applicant is not owner Y N Bondholder’s consent
Y N Motivation report / letter Y N Proof of payment of fees
Y N Full copy of the Title Deed Y N S.G. noting sheet extract / Erf diagram /
General Plan
Minimum and additional requirements:
Y N N/A Land Use Plan / Zoning plan
Y N N/A
Proposed Subdivision Plan
Y N N/A Phasing Plan
Y N N/A Consolidation Plan Y N N/A Copy of original approval letter
(if applicable)
Y N N/A Site Development Plan Y N N/A Landscaping / Tree Plan
Y N N/A Abutting owner’s consent Y N N/A Home Owners’ Association
consent
(strikethrough irrelevant)
determination (plan / report)
Y N N/A
all municipal services /
documentation copies 2 copies
the pre-application consultation
PART H: AUTHORISATION(S) IN TERMS OF OTHER LEGISLATION
Y N/A National Heritage Resources Act, 1999
(Act 25 of 1999)
Environmental Management: Air Quality
National Environmental Integrated
of 2008), National Environmental
of 2008),
(strikethrough irrelevant)
Act, 1998 (Act 107 of 1998)
Y N/A Subdivision of Agricultural Land Act,
1970 (Act 70 of 1970)
Y N/A
Management Act, 2013 (Act 16 of
2013)(SPLUMA)
1993 (Act 85 of 1993): Major Hazard
Installations Regulations
Y N/A Land Use Planning Act, 2014 (Act 3 of
2014) (LUPA) Y N/A Other (specify)
Page 5 of 6
Y N If required, has application for EIA / HIA / TIA / TIS / MHIA approval been made? If yes, attach
documents / plans / proof of submission etc. N/A
Y N If required, do you want to follow an integrated application procedure in terms of section 44(1)of
the Land-Use Planning By-law for George Municipality?
Page 6 of 6
I hereby wish to confirm the following:
1. That the information contained in this application form and accompanying documentation is complete
and correct.
2. The Municipality has not already decided on the application.
3. I’m aware that it is an offense in terms of section 86(1)(d) to supply particulars, information or answers in
an application, knowing it to be false, incorrect or misleading or not believing them to be correct.
4. I am properly authorized to make this application on behalf of the owner and (where applicable) copies
of such full relevant Powers of Attorney/Consent are attached hereto.
5. I have been appointed to submit this application on behalf of the owner and it is accepted that
correspondence from and notifications by the Municipality in terms of the by-law will be sent only to me
as the authorised agent and the owner will regularly consult with the agent in this regard (where
applicable).
6. That this submission includes all necessary land use planning applications required to enable the
development proposed herein.
7. I confirm that the relevant title deed(s) have been read and that there are no restrictive title deed
restrictions, which impact on this application, or alternatively an application for
removal/amendment/suspension forms part of this submission.
8. I am aware of the status of the existing bulk services and infrastructure in the subject area and that I am
liable for any possible development charges which may be payable as a result of the proposed
development.
Full name: DELAREY VILJOEN
Professional capacity: PROFESSIONAL PLANNER
SACPLAN Reg. Nr: A/1021/1998
FOR OFFICE USE ONLY
the application form.
guidelines for precise requirements)
Annexure C: Exemplar of typical layout plan (consult
guidelines for precise requirements
Erf 4724 Loerie Park, George_Colven Associated Bay CC_Rev 4
1 Floor Layout

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