Town planning terminology explained cityscope gas constant for nitrogen


Building line – an imaginary line at a specific determined distance from a boundary of a property that demarcates the limits of the placement of a building. Building lines may be relaxed on application and proper motivation. Often determined by the minimum distance between neighbouring structures in terms of the National Building Regulations.

Business Building – collective term for buildings used generally for an office, banks, service industry such as hair dressers, repairs, medical and dental rooms, beauty salon, fitness centre, etc, but excludes shops, restaurants, amusement places, schools, filling stations, warehousing, manufacturing, parking garages or vehicle sales. Please consult the specific Town Planning Scheme for items included peculiar to that scheme.

Commercial use – contrary to general perception does not mean any “non-residential” use (ie business use). It refers to storage facilities, such as warehousing, distribution centres, wholesale trade, transport depots, laboratories and computer centres. electricity worksheets for grade 1 Any light industry, office, cafeteria or residential component must be subservient to the main use.

Conditions of Establishment – document issued by the Municipality, following the approval of a township, which sets out the conditions under which the township has been approved. It contains inter alia the conditions which must be fulfilled prior to the proclamation of the township, the conditions that will be incorporated into the proclamation notice, the conditions that will be included into the respective title deeds of resultant erven, as well as the conditions to be incorporated into the new zoning scheme (Sect 125 A/S)

Consent Use – represents a granting of development rights by the Municipality in terms of the Town Planning Scheme, without changing the formal zoning of the stand. Refer to the specific Town Planning Scheme as to which uses can be approved on different zonings. Examples are second dwelling or school or church on Residential zoning. Consent use rights are non-permanent and will lapse if not exercised.

DFA – Development Facilitation Act 1995 (Act 67 of 1995). Used as alternative to the provincial Ordinances to obtain development rights. The Act was primarily created to fast track developments (especially low cost housing). The Act has authority to suspend a very wide range of other legislation in as far as it may have a dilatory effect on the outcome of the application.

Engineering Services Contributions – Also known as Bulk Services Contributions. Financial contributions payable by an applicant whose township is proclaimed or rezoning approved and which have the effect of increased usage of any of the services provided by the Municipality. Contributions are meant to supplement the said services capacity at the cost of the applicant and not by the general rate payers. Contributions are determined by the actual increased usage and is agreed by way of a services agreement.

External Services – Also commonly known as Bulk Services. Engineering services being the responsibility of the Local Municipality to provide. Include water reservoirs and distribution networks, electrical installations and distribution networks, sewerage treatment works and mains, roads and storm water. d cypha electricity The responsibility of provision is prescribed in legislation and agreed with applicant in a Service Agreement.

Floor Area Ratio – Also known as Floor Space Ratio, FAR or FSR. It is a figure or fraction that is obtained by dividing the Gross Floor Area (all storeys included) of a building by the total land area of the erf. Example sketched below indicates a FAR of 0,5 where the building constitute a Coverage respectively of 50% and 25% of the stand area, determined by the number of storeys.

Gross Floor Area (GFA) – is obtained from multiplying the total stand area by the FAR, eg 1 000m2 x 0,5 = 500m2. Note that as per the specific Town Planning Scheme, certain areas of a building may be deducted from the calculation (free bulk). These include areas used for parking garage, arcades and atriums (often a % of), ducts, stairwells, lift shafts, fire-escapes, areas for building services, ie electrical plant, areas for maintenance equipment and refuse rooms.

Home Enterprise or Home Undertaking – means a practice, activity or occupation in a dwelling unit conducted for income. Subject to certain limitations peculiar to the specific Town Planning Scheme, these activities may be conducted as a primary right in a Residential zoning. Typical criteria includes: Principal of enterprise must reside in the building; no more people engaged in the enterprise than the principal and two assistants; no more than 30% of dwelling unit, to a maximum of 80m2 to be utilized; no display of goods visible from street; etc. Example of Home Enterprise is a dentist or medical doctor practicing from home.

IDP – Integrated Development Plan. electricity storage handbook Policy document by a Municipality in terms of the Municipal Systems Act, which sets out the development vision of the Municipality in terms of physical, financial, institutional, social, political and operational criteria. It servers as a budgeting tool for the Municipality for capital spending on a 5 year revolving programme.

Illegal Township – Any township (see definition elsewhere) that was created without following the prescribed procedures as set out in the various legislation (Ordinances or DFA, etc). When a township is ruled an illegal township, the Municipality may not approve any building plans for structures on even in that township while any building work is also prohibited.

Medical Rooms – Facilities used by medical and dental professions and may include dispensing medicines. This component is often linked to the zoning for offices, professional rooms or business. However, due to the much higher required parking ratio, it attracts substantially higher contributions payable to the Municipality for particularly Roads & Storm Water.

Open Space – refers to land which is specifically allocated to be predominantly free from buildings or structures, for the enjoyment of the public and for aesthetical purposes, as well as for the conservation of natural areas, for water courses and associated flood areas, parks and squares. It may contain facilities such as ablution facilities, pergolas, benches and braai facilities. Open Space may be public or private.

Panhandle – Narrow alleyway as part of a stand, which provides access from the street to that stand which is not directly adjacent to the street. Specific minimum measurements apply depending on how many erven are served by the access, ranging from 3m to a maximum of 8m. In the event of access being given to multiple stands, a servitude for access must be registered over the servient stand.

SDF – Spatial Development Framework. Policy document of the Municipality drafted in terms of the requirements of the Municipal Systems Act and representing the physical or spatial component of the IDP. This document functions similar to the earlier Structure Plans, which presented a preferred land use pattern, against which development proposals are adjudicated by the authorities.

Second Dwelling – Previously only granny flats were allowed on Single Residential zoning in addition to the main dwelling. These very strict limitations have been eased over time and now many municipalities allow a full second dwelling, upon a successful Consent Use application. Limitations are still in place, but now typically a maximum of 50% Coverage for all buildings. gas 91 Structures are also not required to be attached. Often sold separately on Sectional Title and commonly known as Duets.

Section 82 certificate – Certification by the Municipality that all conditions have been met with regards to the establishment of the township, including the proclamation and the arrangements for the installation of services. This certificate has the effect of transfer of stands being authorised and building plans being accepted for approval. This section number is peculiar to Ordinance 15 of 1986 and will differ with other province’s Ordinances.

Section 101 certificate – Certification by the Municipality that the applicant has fulfilled all pre-proclamation conditions as set out in the Conditions of Establishment and that the attorneys may submit the township register documentation to the Deeds Office. This section number is peculiar to Ordinance 15 of 1986 and will differ with other province’s Ordinances.

Section 125 Amendment Scheme – As part of township proclamation process, the new township’s approved zonings are incorporated into the existing Town Planning Scheme in operation. This is contained in the prescribed Maps and Annexures and is gazetted together with the notice of the township. This section number is peculiar to Ordinance 15 of 1986 and will differ with other province’s Ordinances.

Special Zoning – Zoning category used for any land-use right that is not otherwise defined and in need of a tailor-made description. For example a filling station is ordinarily regarded under “Business” but if you want to isolate the filling station without the other business uses, one creates a zoning of “Special for Filling Station”. Similarly Special zonings can be created for “hotel” or “boutique hotel”, etc.

Title Restriction – restricting condition contained in the title deed of a property, which may have the effect of a limitation on development. In older townships, prior to Town Planning Schemes, the title deed used to regulate land uses and many remnants of these still exist today. These include a limitation on subdivision, prescriptions on the use of building materials, building lines, the purpose for which a stand may (or may not) be used, etc. Title restrictions can be removed with a prescribed process.

Town Planning Scheme – System of land use management, in terms of legislation, which allocates legal rights to land within its area to develop and the erection and use of buildings within the ambit of specific conditions and control measures. A Town Planning Scheme consists of maps covering the whole scheme area down to an individual stand level, with zonings indicated in colour codes, plus Annexures indicating conditions and controls for each stand. Town Planning Schemes are managed and administered by Municipalities. It is set to be phased out and replaced in due course by Land Use Management Schemes. (See elsewhere)

Township – term used to describe a legal entity that came to being by virtue of a process in terms of a specific Ordinance or the DFA, resulting in transferrable stands or erven to third parties. By definition a township must consist of two or more erven. thermal electricity how it works Ordinance 15 of 1986 defines a township as being: “any land laid out or divided into or developed as sites for residential, business or industrial purposes or similar purposes where such sites are arranged in such a manner as to be intersected or connected by or to abut on any street.” Note that “street” in this definition can include a servitude and may even be only notional in character. The relevance of this definition is that any two buildings located on sites (not even erven) which theoretically can be intersected by a road or pathway (even a notional road) have the potential of being declared an illegal township (see definition elsewhere).

Township Register – Forms part of the township proclamation process, whereby the Registrar of Deeds registers the township on his records. The township register is in essence the document through which the single title deed of the original farm portion, is converted and divided into a multitude of titles (for each erf) from where the first transfer is effected.

Zoning – land use allocation or right regulating the erection and use of buildings on each property within the Town Planning Scheme area. Zoning is indicated on documentation in the offices of the Municipality and consist of Scheme Maps with distinctive colours or monochrome shading, plus Annexures specifying the conditions or limitations (planning controls) imposed on each property.