Application for Consent Use in Tshwane: Requirements and Procedure

Application for Consent Use in Tshwane: Requirements and Procedure E-Tshwane portal

This manual provides guidance for applicants seeking to submit an electronic application for Consent Use in Tshwane, in accordance with Clause 16 of the Tshwane Town-planning Scheme, 2008 (Revised 2014) and section 16(3) of the City of Tshwane Land Use Management By-law, 2016 (LUM By-law). It is essential for applicants to familiarize themselves with the relevant legislation and policies applicable to the Tshwane Metropolitan Municipality to ensure compliance. This article outlines the application requirements, procedure, advertisement process, and important considerations.

E-Tshwane portal Land Use Application Submission

1. Aim of e Tshwane portal

1.1 The aim of this manual is to assist applicants in preparing and submitting their electronic Consent Use applications. The Municipality reserves the right to request additional information as necessary to support the decision-making process. Applicants must stay informed about the relevant legislation and policies applicable to the City of Tshwane.

2. Application Requirements and Procedure:

2.1 Applicants must submit their Consent Use applications on the e-Tshwane portal, following the prescribed forms COT: Scheme Form/1 and COT: Scheme Form/CU1. Along with the application fee, the submission must include the required maps and documents outlined in Paragraph 3.

2.2 The application must adhere to the provisions of Clauses 16(2), (3), and (5)(b) of the Tshwane Town-planning Scheme, 2008 (Revised 2014), and section 16(3) of the LUM By-law.

2.3 Applications can be submitted electronically through www.e-tshwane.co.za.

2.4 The application must be submitted before advertisement, in line with the requirements of Clause 16(9) of the Tshwane Town-planning Scheme, 2008 (Revised 2014), the LUM By-law, and relevant principles. Once the application is submitted and an item number is generated, the applicant can proceed with the public participation process. However, it is advised not to advertise the application before submitting it on the e-Tshwane portal to avoid the need for additional advertisements.

3. Documents and Information Required for the Application:

3.1 Proof of payment for the application fee, including a scanned copy or PDF of the official receipt or proof of electronic fund transfer (EFT) payment. The application will not be processed without confirmation of payment.

3.2 A covering letter addressed to the Economic Development and Spatial Planning Department.

3.3 Information provided on the e-Tshwane portal as outlined in COT: Scheme Form/1 and COT: Scheme Form/CU1.

3.4 If the applicant is not the property owner, a power of attorney complying with COT: Scheme Form/2 and section 46 and schedule 21 of the LUM By-law must be submitted.

3.5 If the property is encumbered by a bond, the consent of the bondholder must be provided.

3.6 A motivating memorandum that includes a detailed description of the proposed Consent Use, references to relevant legislation, objectives and principles, adherence to land development application requirements, and considerations of public interest, constitutional obligations, engineering services, and environmental impact.

3.7 Proposed development controls prepared in accordance with to the scheme COT: Scheme Form/CU2 and the “Guidelines for the compilation of Land Use Scheme related documents for land development applications in terms of section 12(3) of the City of Tshwane Land Use Management By-law, 2016.”

3.8 Locality, zoning, and land use plans substantially following Annexure A, Annexure B, and Annexure C as examples.

3.9 A site plan on a scale of 1:500 or as determined by the Municipality, indicating the layout of the proposed development, parking arrangements, and landscaped areas, in accordance with Annexure D as an example.

3.10 A copy of the registered title deed or proof of registered ownership or beneficial ownership of the property, including all relevant pages and endorsements, if available. If a draft title deed is not acceptable, the registered copy must be provided.

3.11 A copy of a zoning certificate issued within the last three months.

3.12 A copy of the body corporate resolution for a Sectional Title Scheme.

3.13 A list of adjoining owners, as required by Clause 16(2)(c) of the Tshwane Town-planning Scheme, 2008 (Revised 2014).

4. Advertisement Procedure

4.1 As per the LUM By-law, the application must be submitted before advertising. The applicant will receive notification of successful submission on the e-Tshwane portal.

4.2 The applicant must advertise the application within 28 days of receiving the notification.

4.3 The advertisement must comply with Clauses 16(2) and 16(3) of the Tshwane Town-planning Scheme, 2008 (Revised 2014), and Schedule 23 of the LUM By-law. Please note that Schedule 23 remains in effect beyond the state of national disaster.

4.4 Adjoining owners must be notified as part of the public participation process, in accordance with section 16(1)(iii) and Schedule 13 of the LUM By-law. Alternative methods of notification are available.

4.5 Proof of public participation must be submitted within seven days after the closing date for objections, demonstrating compliance with the Tshwane Town-planning Scheme, 2008 (Revised 2014), section 16(3), and Schedule 23 of the LUM By-law.

5. Objections:

5.1 Individuals wishing to object or provide comments on the application must electronically submit their objections or comments to the Municipality, including their full contact details and reasons for objection or comment.

5.2 The rights granted by the Consent Use may not be exercised until 42 days after receiving notification of the decision from the Authorised Official, Municipal Planning Tribunal, or Municipal Appeals Tribunal, for appeal purposes as per section 16(1)(y) of the LUM By-law and section 51 of the SPLUMA.

6. Important Aspects Regarding the Application:

6.1 Applications must adhere to the Tshwane Town-planning Scheme, 2008 (Revised 2014), the LUM By-law, and the provisions outlined in this document. Please note Regulation 16(3) and 16(6) of the SPLUMA regarding the administrative phase and timelines.

6.2 Applicants should ensure there are no other restrictions in the Tshwane Town-planning Scheme, 2008 (Revised 2014), National Building Regulations and Building Standards Act, 1977, the title deed, conditions of establishment, or any other applicable laws. If a restrictive condition exists in the title deed, a separate application under section 16(2) of the LUM By-law is required.

6.3 Compliance with the conditions of

approval for Consent Use, as stipulated in section 16(3)(f) of the LUM By-law, is crucial. Prior to exercising any rights granted by the consent, the applicant must:

  • Comply with the conditions of approval to the satisfaction of the Municipality.
  • Provide proof of compliance with the conditions to the satisfaction of the Municipality.
  • Pay the prescribed amount determined in accordance with section 16(c)(iii) or make suitable payment arrangements to the satisfaction of the Municipality.
  • Note that property transfer and approval of building plans cannot occur before the payment of the required fees mentioned in section 16(c)(iii).

Consent use for Residential 1 zoned properties

Securing consent use or approval from local authorities provides an array of alternatives for those owning properties in residential zones. This permission provides homeowners the versatility to transform their residences into various functional spaces, such as Backpackers’ hostels, Boarding houses, or Communal living facilities, and even specialized care centers like Day care for the Aged, circumventing the often complex and expensive rezoning procedures. This approval covers a wide array of uses, fostering a variety of services within residential areas, from Guest houses to Institutions and even Parking Sites.

Surprisingly, the range of permitted use isn’t confined only to commercial or community-focused services. There’s also an allowance for educational and religious establishments to be housed on the property, by facilitating a Place of Instruction or a Place of Public Worship, respectively. Additionally, sports amenities like Sports and Recreation Clubs or Sports and Recreation Grounds are permissible. For those leaning towards community engagement, a Social Hall could be an excellent choice. Taking into account the needs of senior citizens and pet owners, this consent can extend to Retirement Centers, Veterinary Clinics, or Veterinary Hospitals. Those who desire to commemorate their beloved ones can even establish a Wall of Remembrance. Therefore, by obtaining a simple consent use from a municipality, property owners have the opportunity to diversify the roles of their properties, contributing positively to their local community.


Submitting a Consent Use application in Tshwane requires adherence to the Tshwane Town-planning Scheme, 2008 (Revised 2014), the LUM By-law, and the specific requirements outlined in this manual. Applicants should ensure they follow the correct procedure, provide all necessary documentation, and comply with advertising and objection processes. By understanding the application requirements and procedures, applicants can increase their chances of obtaining Consent Use approval from the Municipality.

Understanding Section 16 of the LUM By-law (Part 2)

Requirements for Land Development Applications

In this article, we will delve into the specific requirements for land development applications as outlined in Section 16 of the LUM (Land Use Management) By-law. Understanding these requirements is crucial for applicants to ensure compliance and navigate the application process smoothly.

What documentation must accompany a land development application submitted under Section 16?

When submitting a land development application under Section 16, it is necessary to provide a letter from the Municipality confirming the application’s completeness, as per Regulation 14(1)(i) of the Act and the LUM By-law. Failure to receive confirmation within the prescribed time has implications for advertising and remains subject to the LUM By-law provisions.

What obligations does the applicant have regarding the application content?

The applicant is obligated to send or publish the application exactly as submitted to the Municipality. Any modification, addition, alteration, or removal of information that was not part of the original application constitutes a contravention of the provisions outlined in Schedule 13 read with Schedule 23. Such contravention is considered an offense.

What happens if the applicant fails to provide a copy of the land development application within the prescribed timeframe?

Failure to provide a copy of the land development application within the specified time period results in the request for a copy being regarded as an objection. The person who requested the copy will be deemed an objector of record in the process.

What is the applicant required to retain as proof and submit during the application process?

The applicant must retain proof of any request made and their compliance with the request for a copy of the application. This documentation should be submitted along with proof of advertising, as stipulated in the Schedules related to the land development applications mentioned in the introduction.


Adhering to the requirements outlined in Section 16 of the LUM By-law is essential for successfully navigating the land development application process. By understanding these requirements, applicants can ensure compliance, avoid contraventions, and facilitate a smooth progression of their development projects.

Understanding the Evaluation Criteria for Land Development Applications

What are the key principles considered in evaluating land development applications?

Land development applications are evaluated based on SPLUMA (Spatial Planning and Land Use Management Act) principles, particularly Section 7 and Section 42. These principles encompass spatial justice, spatial sustainability, efficiency, spatial resilience, and public interest.

How does the National Development Framework influence land development evaluations?

The National Development Framework, as well as Provincial Spatial Frameworks, play a significant role in land development evaluations. They aim to reduce urban sprawl, promote public transport, shorten travel distances, foster a walkable city, encourage a mix of housing types within neighborhoods, accelerate economic growth, fight poverty, and establish sustainable communities.

What role do Council Policies play in land development application evaluations?

Council policies are important factors in evaluating land development applications. These policies provide guidelines and regulations specific to the local council or municipality. They help ensure that proposed developments align with the overall vision and goals of the council.

How does the Integrated Development Framework (IDP) influence land development evaluations?

The Integrated Development Framework (IDP) is a comprehensive plan that focuses on sustainability, provision of basic services, spatial restructuring, and densification. It provides a framework for evaluating land development applications, ensuring that they contribute to the sustainable development of the area and meet the needs of the community.

What are the key considerations outlined in the Metropolitan and Regional Spatial Development Frameworks?

Metropolitan Spatial Development Frameworks emphasize spatial restructuring, densification, and the creation of a compact urban form. They promote efficient land use, well-connected activity streets, and nodal development within the metropolitan area.

Regional Spatial Development Frameworks highlight the importance of the region’s densification zone, compact urban form, corridor development, and activity corridors. These frameworks guide land development evaluations by focusing on sustainable and coordinated development in the region.

Please note that the answers provided are based on the information you provided in the content. It’s important to consult relevant local regulations, guidelines, and authorities for specific details related to land development evaluations in your area.

Land Development Application Processes in South Africa

Introduction to Land Development Application Processes

When it comes to town planning, land development applications are crucial to transforming ideas into reality. At 2020 Planning Group, we simplify this process for various projects in regions such as Tshwane Municipality, Pretoria, Johannesburg Municipality, and Ekurhuleni Municipality.

Types of Land Development Applications

Land development applications can range from smaller projects like guest houses, schools, and churches, to larger projects like shops, malls, and expansive developments. Regardless of the project size or type, every land development application undergoes a rigorous process to ensure compliance with local regulations and the best possible outcomes for the community.

Understanding the Land Development Application Process

The land development application process can be broken down into several key steps:

  1. Registration and Scanning of Application: This initial step involves formally registering the application with the relevant municipality and ensuring all documents are correctly logged into their system.
  2. Confirmation of Completeness: The application is reviewed to ensure all necessary information and documentation have been included.
  3. Circulation in Internal and External Departments: The application is distributed among various municipal departments for internal review and external entities when required.
  4. Evaluation and Consideration: The proposal is thoroughly evaluated, taking into account a range of factors including environmental impacts, community benefits, and alignment with local development plans.
  5. Decision Making by Council: The municipal council reviews the application and makes the final decision, considering the feedback from various departments and public input.

Post-Approval Steps and Finalization

Once the application is approved, several additional steps are required:

  1. Post Approval Compliance: The applicant must comply with all conditions set out in the approval letter from the municipality.
  2. Supplementary Application and Finalization: In some cases, additional applications may be required, such as rezoning or subdivision applications. These supplementary applications follow a similar process to the original land development application.
  3. Promulgation: The approved changes are formally declared in the provincial gazette.
  4. Site Development Plan Submission: A detailed site development plan is submitted to the municipality for approval, outlining the specifics of the proposed development.

Whether you’re planning a small guest house or a large shopping mall, the 2020 Planning Group is here to guide you through the land development application process in South Africa.

Regional Planning: Town and Regional Planning

Field of town and regional planning in South Africa

We delve into the field of town and regional planning, focusing on the planning, design, implementation, and management of public interventions to foster sustainable development and promote equity. Our aim is to showcase the crucial role of town and regional planners in rectifying spatial imbalances, improving living environments, and generating innovative solutions.

Why urban planning

  1. The Significance of Town and Regional Planning:
    • Town and regional planning aims to widen choices, promote equity, and ensure sustainable development across various scales, from local sites to supranational levels.
    • The profession seeks to generate viable alternatives to existing settlement patterns, addressing spatial and other imbalances in urban and rural areas.
    • With the current challenges in South Africa, town and regional planning plays a key role in improving underperforming living environments and rectifying spatial disparities.
  2. Qualities of an Ideal Town and Regional Planner:
    • Town and regional planners are creative problem solvers, offering innovative solutions to complex challenges.
    • They act as mediators, reconciling diverse viewpoints and facilitating collaborative decision-making processes.
    • Strategic thinking and effective management are essential skills, enabling planners to navigate complex projects successfully.
    • Planners must possess a strong sense of social and environmental justice and be committed to promoting human development, given the housing and social service backlogs in South Africa.
  3. Employment Opportunities in Town and Regional Planning:
    • Many town and regional planners work as private consultants for the public and private sectors.
    • They are employed by all three spheres of government, research agencies (such as CSIR and HSRC), non-governmental organizations, community-based organizations, major financial institutions, and property development groups.

Rezoning Process in South Africa

Introduction to the Rezoning Process in South Africa

The rezoning process is a key element in town planning, allowing for the change of land use rights from one form to another. At 2020 Planning Group, we’ll guide you through this process in regions like Tshwane Municipality, Pretoria, Johannesburg Municipality, and Ekurhuleni Municipality.

1. Application Submission

The first phase of the rezoning process involves the submission of the application to the Municipality. This can be submitted digitally or, if an online system is unavailable, it is scanned onto the Municipality’s system. The application is then circulated within the Municipality’s departments for comments. This process ensures a comprehensive review of the proposed rezoning.

3. Follow-up on Application

We actively monitor the status of the application and maintain communication with various departments as necessary. This may involve meetings with other professionals, such as engineers or environmental surveyors, to ensure a coordinated approach towards the application.

2. Advertisement Procedure

Following the submission of the application, public participation is initiated either upon instruction from the Municipality or after 28 days without response. Notices are prepared by our offices and published in the Gauteng Provincial Gazette and local newspapers. These notices are also displayed on the site for at least 14 consecutive days, and sent via registered post to neighbours or handed over in person. After the public is notified, they have 28 days to object to the application.


Upon receiving all positive internal comments, the City Planning Department prepares the approval documents. The application is approved by the Municipality if there are no objections or negative comments. Once approved, the application is promulgated on the provincial gazette (for rezoning). The client must then adhere to all the conditions stipulated by the Municipality in the official approval letter. A clearance certificate is obtained from the Municipality, proving adherence to all conditions of approval. This certificate is required for the approval of Building Plans.

The rezoning process can be complex, but 2020 Planning Group is here to assist, ensuring a smooth journey through the rezoning process across South Africa.

Different Zoning Types

Introduction to Zoning Types in South Africa

In the realm of town planning, zoning is a crucial aspect that dictates the use of land within a specific area. Here at 2020 Planning Group, we aim to guide you through the intricacies of different zoning types in South Africa, particularly in regions such as Tshwane Municipality, Pretoria, Johannesburg Municipality, and Ekurhuleni Municipality.

Residential Zoning

Residential zoning areas are designed for housing. For instance, rezoning might occur when a property owner in Pretoria wants to convert a single-family dwelling into a multi-family dwelling. The process typically takes about 6 months to a year. Should objections arise, a public hearing will be convened to address these concerns. Rezoning, as opposed to consent use, offers more permanent land-use rights changes.

Agricultural Zoning

Agricultural zoning is earmarked for farming and related activities. For example, in the Ekurhuleni Municipality, a landowner might want to convert agricultural land into an eco-tourism site. This process requires rezoning, which often takes 6-12 months. If objections are raised, they are addressed in a public hearing. Agricultural lands are often large, and in cases of subdivision or significant land use changes, township establishment may be preferred over rezoning.

Business Zoning

Business zoning pertains to regions designated for commercial activities. Consider a property owner in Johannesburg Municipality who wants to convert a residential property into a business site. In such cases, rezoning provides long-term land-use rights, offering more stability than consent use. In some instances, township establishment may be required instead of rezoning if the land is subdivided or if there’s a significant change in land use rights.

Industrial Zoning

Industrial zoning is reserved for manufacturing, warehouses, and other heavy industries. An example is when a property in the Tshwane Municipality is rezoned from residential to industrial for a factory setup. The timeframe for such rezoning is typically around 6-12 months, and in the event of objections, a public hearing is held. If the land-use change is substantial or if the property is subdivided, township establishment may be necessary instead of rezoning.

Understanding the zoning types and the rezoning process is key to successful town planning. 2020 Planning Group is here to assist with your zoning and rezoning needs across South Africa.