Subsidiary Dwelling Unit development is a popular model for many property owners in CoJ. The latest town planning regulation allows an owner of a property zoned Residential 1 to build up to two subsidiary dwelling units on the said property. Of course, subject to additional conditions, it is an opportunity for small-scale developers which simultaneously stimulates the densification and diversification of low-density residential areas.
The floor area of the subsidiary dwelling units cannot exceed 160m² or 90% of the main dwelling house. The overall development should also comply with the density and the site coverage criteria attributed to the area. These units may only be built in relation to an existing dwelling. By following these guidelines, property owners can expand a home or create an additional rental unit while staying within the parameters set by planning rules.
Risks & Constraints | Details | Importance Verdict |
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Parking | What is that?The Land Use Scheme and Spatial Development Framework (SDF) establish a requirement for a number of on-site parking bays of at least 30m2 each. There are three well-defined areas in the city with different requirements: Inner City, areas around public transport stations and Nodes as per the SDF, and the Rest of the City. The Rest of the City has the lowest requirements for the number of bays required.Source: Land Use Scheme 2018 (Part 6) and Spatial Development Framework How important is it for us?As we are focused on single-family detached houses built on sites of more than 250m2, the requirement is of very low importance. The maximum parking space required for a typology L would be two parking bays or 60m2. | 1 |
Building restriction area | What is that?Building restriction areas establish the minimum distance from building boundaries to the street. The distance depends on the size of the site and equals 1 meter for sites less than 500m2 and 3 metres for larger sites.Source: Land Use Scheme 2018 (Part 5)How important is it for us?The minimum distance in metres between the building’s line and street boundary could be an additional restriction for new buildings in the dense environment of a city centre. However, for single-family houses, this restriction has a very low impact. Additionally, this restriction does not vary across the city and depends only on the size of the plot. For this reason, this constraint does not apply. | 0 |
Wetland Audit | What is that?These are the areas that can be affected by marshes or swamps - sensitive ecosystems and difficult soils to build on.Source: The CoJ wetland audit layers are based on: National Spatial Development Framework, Integrated Development Plan (CoJ), Biodiversity Plan and National Environmental Management Act (NEMA), and Gauteng Provincial Environmental Management Framework.How important is it for us?Planning decisions in these areas need to be supported by an environmental survey and impact assessment. This could significantly affect the design of the building and, for this reason, has a medium impact on the development. | 3 |
Dolomitic areas | What is that?These are the areas in CoJ with underlying dolomitic limestone rocks. These areas have additional soil/ dolomite stability risk.Source: Land Use Scheme 2018 (Section 14)How important is it for us?To get building permission in these areas, one needs to conduct a geotechnical survey which usually requires one to own the site (or have a permit from the owner). Additionally, due to ground conditions, these areas impose additional requirements for foundations and on-site infrastructure. For these reasons, these conditions have a medium impact on the choice of the site. | 3 |
High control zones | What is that?These environments are sensitive to development activities. Source: Gauteng Provincial Environmental Management Framework How important is it for us?Only conservation should be allowed in this zone. Related tourism and recreation activities must be accommodated in areas surrounding this zone. For this reason, sites within these areas are excluded. | 5 |
Environmental Control Areas | What is that?An Environmental Control Area is an area defined by the Municipality within which any development is subject to a list of supporting documents and impact studies. Primary uses are public and private open spaces. Consent Uses are Tourist Facilities, Holiday Accommodation, and Transmission Towers.Source: Land Use Scheme 2018 and National Environmental Management: Protected Areas Act 57 How important is it for us?Documents required: Site Development PlanEnvironmental Management PlanVisual Impact Assessment Overall this has a high impact on the development potential | 4 |
Servitude Line | What is that?Servitudes are essentially areas of limited rights to use part of the land or the whole site. They could be rights of way to get to another site or maintain a piece of infrastructure (e.g. water pipe).Source: GEO LISHow important is it for us?As the servitude gives a right to its holder to do something with the other person's property or its part, it has a very high impact. However, servitudes usually cover only a small part of the site. For this reason, we exclude from our analysis only the sites where servitudes cover more than 30% of the site area. | 5 |
Ecological Resource Zone | What is that?Ecological Resource Zones are areas beyond the Urban Development Boundary. Development there is not encouraged and is possible only through a Township Establishment procedure. Source: Spatial Development Framework 2016 (section 7.5), Nodal Review 2019 (section 4.1)How important is it for us?As residential development is discouraged in this zone, the sites in these areas are excluded. | 5 |
Disaster Management plan | What is that?The policy focuses on preventing or reducing the risk of disasters. The Disaster Management Act prescribes the development of disaster management plans at national, provincial and municipal scales. For example wetlands can contribute to flooding mitigation and water quality improvement. When building on wetlands the risk of buffering should be mitigated and demonstrated in the disaster management plans.Source: Disaster Management ActHow important is it for us?The Disaster Management Centre will require the following documents or confirmation that the following concerns have been addressed before any development is finalised: Geotechnical surveyHydrological surveyStormwater assessmentEnvironmental impact studyThere is a high impact on new development because of the time-consuming confirmation process. | 4 |
C-Plan(Protected Areas, Critical Biodiversity Areas, Ecological Support Areas) | What is that?These are areas identified by the Gauteng Conservation Plan Version as critical for maintaining biodiversity and must be integrated into land use planning and decision-making with considerations.Source: Gauteng Conservation PlanHow important is it for us?Detailed environmental impact studies are required for all development applications within these areas. For this reason, it has a medium impact on site choice. | 4 |
Flood Risk Zones | What is that?These are areas prone to flood risk once in 50 or 100 years. No development is permitted in these zones, as well as river riparians and a buffer of 30 metres around them.Source: Land Use Scheme 2018 (section 49)How important is it for us?As no development is permitted in these zones, sites falling within their boundaries are excluded. | 5 |
Incentive | Details | Importance Verdict |
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Urban development zone | What is that? The urban development zone (UDZ) is one of the most important fiscal and planning tools in South Africa to stimulate the renewal process in declining areas. Depending on the zone it could have tax allowances for investments made into the refurbishment of existing property or new development, relaxed zoning requirements and more. Source: Urban Development Zone How important is it for us? UDZ in the City of Johannesburg applies to the inner city. This area is characterised by high density, transport accessibility and commercial uses.As we are looking into low-density single-family housing, the importance for us of the UDZ defined in the inner city is very low. | 1 |
JPC Land Regularisation | What is that? Land Regularisation is a program being delivered by the Joburg Property Company to transfer council-owned properties into the hands of residents. This is intended to optimise the use of the space and budget, and meet the goals of SDF 2040.“Over the next three to five years, the Joburg Property Company (JPC), through its innovative land regularisation programme, will transfer some 3 700 properties across Johannesburg into the hands of local residents.” Source: Land Regularisation Programme How important is it for us? The Property being transferred is mostly for commercial use and therefore is of very low importance to us. | 1 |
Corridors of Freedom | What is that? Corridors of Freedom were introduced as new public transport routes based on the concept of the Bus Rapid Transport (BRT) system. The initial intention of the project was to link low-income, deprived areas with inner city and economic centres. The project was realised partially and is on hold at the moment. In addition to creating new transport routes, the project offered regulatory incentives for developers, e.g. reduced waiting times for planning approval. Source: How important is it for us? The project is considered highly controversial due to shortcomings in the design and delivery process. However, the system still works for townships and has the capacity to be improved and extended. We consider it as having medium importance at the moment. | 3 |
Transformation Zone | What is that? The Transformation Zone consists of areas where public investment will be prioritised to improve these areas and make them new growth centres. These are equivalent to Integration Zones, defined in the Built Environment Performance Plan (BEPP). They include The Inner City, Corridors of Freedom, Randburg – OR Tambo Corridor, Mining Belt and Soweto, Metropolitan and Regional Nodes (as per Nodal Review), General Urban Zone and Local Economic Development Zones.” Source: Transformation Zone How important is it for us? The timeline of public investments in Transformation Zones, exact projects, their quality and their delivery are all highly uncertain parameters. Nevertheless, these areas are the focus of government funding for years to come. We consider the importance of this as low. | 1 |
Consolidation Zone | What is that? Consolidation Zones are mostly low-density residential zones and, in contrast to Transformation Zones, are not a high priority for capital investment - except where there is a backlog of services. Density and development guidelines should be in line with the Nodal Review. Source: Spatial Development Framework 2040 and Nodal Review 2019/20 How important is it for us? Consolidation zones are areas that should not expect large public investments. This is because, in most cases, they have just enough infrastructure to accommodate some new development. Because the infrastructure is already there, we consider these areas of medium importance for our typologies. | 3 |
Economic Nodes | What is that? Similar to transformation zones - Economic Nodes are areas of prioritised public funding. However, in addition to funding, these zones already have high economic activity and additional potential. Source: Spatial Development Framework 2040 How important is it for us? Because these zones combine plans for public investment and existing economic potential, these areas are of high importance. | 4 |