Rezoning Application Process in South Africa | How to Guide

Q: Does rezoning increase property value?

Yes, rezoning has the potential to increase property value, although it can also have the opposite effect depending on the proposed land use. For example, rezoning from residential to business zoning is likely to increase property value as it opens up opportunities for commercial activities and increased demand for the property. On the other hand, rezoning from business to residential zoning may reduce property value as it limits potential commercial uses.

Q: WHAT IS REZONING

Rezoning is defined as the process of changing land use rights from one to another, for instance change from "residential 1" to "business 1".

ntsieni colin Khwathisi
Best planning group delivering quality and reliable projects on time
mfeg poultry
My journey with 2020 Planning Group has been outstanding! I tasked them with rezoning my Residential 1 property into a business zone for the development of student accommodations. Their knowledgeable team presented a convincing case, demonstrating a comprehensive understanding of local laws, development frameworks, and the dynamics of the surrounding community. The result? My property is now poised to be a much-needed haven for students. If you're looking for experts to guide your property rezoning and development projects, I couldn't recommend 2020 Planning Group highly enough!
Marius Van Der Westhuizen
I recently had the opportunity to review the project undertaken by 2020 Planning Group for Lwendo Minerals Proprietary Limited, which involved the rezoning of a part of the Knopjeslaagte Farm. This was a critical and challenging project due to the property's location and potential complexities, but the 2020 Planning Group demonstrated exceptional expertise and professionalism. The rezoning application they lodged was comprehensive, evidencing a clear understanding of regional policies and potential development opportunities. The motivation memorandum was particularly compelling, making a strong case for the establishment of a fuel depot that could serve Gauteng's three largest municipalities. The location, bordering Tshwane and Johannesburg, was of high agricultural potential, but the 2020 Planning Group brilliantly outlined the shift in land usage patterns in the area. Their vision of transforming the site from an 'undetermined' zone into a 'special use' fuel depot contributes to the diversification and growth of Knopjeslaagte. The project is a testament to their meticulous attention to details, adherence to the City of Tshwane Land Use Management By-Law, and their understanding of the Tshwane Town Planning Scheme. Their ability to align their application with the Regional Spatial Development Framework of 2018, and other key policies was truly commendable. From this project, it's evident that the 2020 Planning Group prioritizes their client's vision and makes effective use of the potential that every property holds. It is clear they are committed to enhancing the area’s development while meeting the needs of the local community. I would highly recommend the 2020 Planning Group for their professional handling of complex land development projects. They bring not only expertise but also a sense of strategic forward-thinking that is essential in this field.

Rezoning Application Services in South Africa. Tshwane, Pretoria and Johannesburg.

We specialize in rezoning property from residential to business, agricultural, or industrial zoning. Our professional town planners assist clients throughout the rezoning process, providing a clear strategy to obtain approvals efficiently. Learn about the duration of rezoning, potential property value increase, costs involved, required documents, and the step-by-step process. Contact us today for expert guidance and support with your rezoning needs in Tshwane, Pretoria, Johannesburg, and across South Africa.

The duration of rezoning a property in South Africa can range from 6 months to 12 months, depending on factors such as the nature of the proposed development and any objections. The process involves stages such as application preparation, public participation, and engagement with authorities and stakeholders. Efficiency and resources of the municipality also impact the timeline. Working with experienced town planners, like 2020 Planning Group, can help streamline the process and ensure effective handling of the rezoning application, taking into account the specific requirements of your jurisdiction.

The cost of rezoning a property from residential to business for instance can vary significantly, typically ranging from as little as R50,000 to as high as R500,000 or more. The specific cost depends on various factors, including the proposed land use, the specific development controls in place, and the requirements set by the municipality. The cost breakdown typically includes consultation fees charged by town planning consultants, municipal application fees, and potential contributions towards bulk infrastructure.

When submitting a rezoning application, several documents are typically required. The client is usually responsible for providing specific documents such as a power of attorney if applicable, the title deed of the property, a project deposit, and a company certificate if the property is registered under a company name. Additionally, 2020 Planning Group, will source and compile other necessary documents on behalf of the client. These may include a zoning certificate, a motivation memorandum outlining the reasons for rezoning, maps illustrating the proposed changes, a site development plan detailing the intended development layout, and any other supporting documentation.

Step 1: Pre-application consultation and due diligence: 2020 Planning Group engages in discussions with the client, conducting a thorough assessment of the property and its proposed rezoning. This includes evaluating the feasibility of the project, identifying potential challenges, and ensuring compliance with relevant regulations and policies. Step 2: Application submission: 2020 Planning Group prepares and submits the rezoning application on behalf of the client to the appropriate municipality or planning authority. This includes compiling all the necessary documents, such as the application form, motivation memorandum, maps, and supporting materials. Step 3: Public participation: After approximately 24 days from the submission of the application, the municipality initiates a public participation process. This allows interested parties, such as neighboring property owners or community members, to provide comments or objections to the proposed rezoning. Step 4: Receipt of comments and objections: The Responsible Authority or Regional Spatial Planning Officer (RSP) receives and reviews the comments and objections submitted during the public participation phase. They assess the potential impact of the rezoning and consider any concerns raised. Step 5: Conditional approval: Based on the review and evaluation of the rezoning application, the RSP may provide conditional approval in terms of the Spatial Planning and Land Use Management Act (SPLUMA) By-law. The conditions may include requirements for the installation of services or other modifications to the proposed development. Step 6: Installation of services: The applicant, in collaboration with 2020 Planning Group, proceeds with the installation of necessary services, such as infrastructure and utilities, as per the comments and conditions outlined in the conditional approval. Step 7: Post-approval compliance: Once the services are installed and any other conditions are met, the rezoning approval is finalized, and the property can be used according to the newly approved zoning. Ongoing compliance with relevant regulations and planning requirements is important to ensure the lawful use of the property.

Rezoning application process, is a process that changes the zoning classification of specific parcels of land, allows for a change in the legal use of land to better align with a property owner’s intentions or municipal development plans. This comprehensive guide details the steps involved in the rezoning process in accordance with the Spatial Planning and Land Use Management Act (SPLUMA) by-laws.

Step 1: Document sourcing

Copy of title deed
Power of Attorney
Copy of Zoning Certificate
Company Certificate (Properties under company)
ID Copy (Properties under People/person)

Step 2: Pre application consultations

Confirm if municipality will support proposed development check availability of infrastructure: water, electricity, sewer and more Servitude that might be registered against property
Verification and analysis of all the potential title condition.
Verification of the property and extents Any additional studies the municipality might require

Step 3: Preparation of application

Site visit assessment
Engagement with Municipality
Motivation memorandum, Land use map, Site Development Plan
Development controls, Annexure map, Application forms, Other attachments

Step 4: Submission of the property rezoning application

Printing of application (5 copies), Application submitted to the Municipality
Application scanned onto Municipality online system
The Municipality circulates application for comments Application submitted external departments

Step 5: Public participation

Notices are compiled by our offices Notices (local language and English)
Provincial gazette Notices (local language and English) on newspaper Notice boards (local language and English)
Site and should be maintained for a period of at least fourteen (14) consecutive days Notice by registered post to neighbors
Submitted in person with register Photographs are taken of the notice boards on site
An affidavit is completed as confirmation that the notice boards were erected and maintained on site Proof of advertisements are sent to the Municipality

Step 6: Following up on application

Follow up on comments and status of application on a regular basis Corresponding with various departments
Meetings with other involved professionals (engineers, environmental, surveyors) Follow ups with external departments

Step 7: Engaging interested and affected parties

Arrange meetings with neighbors and departments Resolve objections and attend to negative comments Tribunal Hearings

Step 8: Finalization of application

Client fulfill all pre approval conditions City Planning Department prepares the necessary approval documents Once approved
The application will be promulgated on the provincial gazette Client adheres to all post-approval conditions stipulated
Municipality in the official approval letter Submission of final Site Development Plan

Rezoning Application Process Guide

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Rezoning application process in South Africa – in terms of Spluma by-laws

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