Town Planning Terminology

Introduction 

Town planning is the backbone of sustainable development and organized growth in any country. In South Africa, it holds particular importance due to the nation’s diverse socio-economic landscapes, rapid urbanization, and historic spatial inequalities. According to Stats SA, approximately 66% of South Africa’s population now resides in urban areas, and this figure is expected to climb steadily in coming years. As more people migrate to cities in search of jobs and improved quality of life, effective town planning becomes a crucial tool for managing development, ensuring equitable access to resources, and protecting our environment.

Whether you are a property owner, developer, community leader, or an interested resident, understanding key terms and concepts in South African town planning can help you make informed decisions. This comprehensive guide—brought to you by Town Planner (Pty) Ltd—will introduce you to some of the most common (and sometimes uniquely South African) planning terminology. We’ll also provide real-world examples, practical insights, and relevant statistics to help you grasp these terms more easily. Let’s dive in!

1. Spatial Planning

What Is Spatial Planning?

Spatial planning is the broad, strategic process that determines how land and resources should be used, managed, and protected across a specific area. It considers multiple factors such as population growth, economic development, environmental preservation, and infrastructure needs. In South Africa, spatial planning also seeks to address historic inequalities by improving access to essential services and opportunities in marginalized areas.

Why Is Spatial Planning Important?

• Holistic Growth: Spatial planning promotes balanced development, so no single area is overburdened or underutilized.
• Resource Allocation: It helps ensure that resources—like water, electricity, or land—are appropriately allocated.
• Environmental Protection: By considering natural features such as wetlands, floodplains, and protected habitats, spatial planning contributes to ecological sustainability.

Example: In Gauteng, the densest province in South Africa, spatial planning involves coordinating transport corridors, business hubs, and residential areas to avoid urban sprawl and ensure equitable development.

2. Zoning

The Basics of Zoning

Zoning divides an urban or rural area into different sections—or “zones”—based on the kind of activities allowed there. Common zones include residential, commercial, industrial, agricultural, and mixed-use. Each zone comes with a specific set of rules and regulations governing building heights, property setbacks, and permissible land uses.

Different Types of Zones in South Africa

1. Residential Zone: Meant primarily for housing. However, small-scale home enterprises or daycares may be permitted, subject to municipal regulations.
2. Business/Commercial Zone: Typically includes offices, retail spaces, restaurants, and entertainment venues.
3. Industrial Zone: Reserved for manufacturing, warehouses, and heavy industries.
4. Agricultural Zone: Set aside for farming activities, horticulture, and sometimes agro-tourism.
5. Mixed-Use Zone: Combines various uses—residential, commercial, and sometimes light industrial—into one development area.

Zoning ensures that land uses are separated or integrated in a way that maintains a coherent, functional environment. It also protects residential areas from pollution or noise, and commercial areas from incompatible activities.

3. Land Use Rights

“Land use rights” refer to the legal permissions granted to individuals, businesses, or organizations to use a plot of land for specific purposes (e.g., residential, commercial, or agricultural). In South Africa, land use rights are typically subject to:

• Municipal by-laws
• Zoning regulations
• Town planning schemes

If you wish to develop a new property or change the function of existing land (for example, converting a residential property into a small restaurant), you usually need to apply to your local municipality or council to amend these rights. Town Planner (Pty) Ltd can streamline this process by handling applications and navigating legislative requirements on your behalf.

4. Town Planning Scheme

A town planning scheme is a foundational document that outlines the zoning and land use regulations in a specific geographic area—be it a municipality, city, or district. It often includes maps, diagrams, and textual guidelines that detail:

• Permitted land uses in each zone
• Building lines and setback requirements
• Coverage ratios (how much of a plot can be built upon)
• Density limits (how many units can be built per hectare)

Town planning schemes are dynamic; they can be updated or amended over time to reflect the changing needs and priorities of a community. For example, an outdated scheme might be revised to allow for higher-density housing near public transit hubs, supporting a shift towards more sustainable urban development.

5. Development Plan

A development plan provides a long-term vision for the growth and improvement of a specific area. It takes into account:

• Future population projections
• Transportation networks
• Public facilities like schools, clinics, and libraries
• Environmental constraints such as floodplains or protected habitats

Development plans are typically aligned with broader government strategies, such as the National Development Plan (NDP) in South Africa, which aims to reduce poverty and inequality by 2030. Municipalities often use these plans to guide infrastructure expansion, allocate budgets, and prioritize development projects.

6. Building Line

A building line (sometimes called a “setback line”) is the minimum distance required between a building and a property boundary, road, or street. This ensures:

• Adequate light and ventilation for neighboring structures
• A consistent visual aesthetic in streetscapes
• Space for municipal services like sidewalks, underground utilities, or landscaping

Building lines vary depending on the zoning category and municipal regulations. A residential zone might require, for example, a 3-meter setback from the street, whereas a commercial zone might have different requirements to accommodate pedestrian traffic.

7. Coverage

Coverage denotes the percentage of a piece of land that may be built upon. For instance, if you have a plot of 1,000 m² and your coverage limit is 50%, you can build up to 500 m² of structure on that plot. Coverage helps regulate:

1. Open Space: Ensures enough area is left for gardens, driveways, or play spaces.
2. Stormwater Management: Excessive coverage can lead to flooding or drainage issues if not managed correctly.
3. Visual Aesthetics: Preserves the character of neighborhoods by preventing overly dense construction.

8. Development Facilitation Act (DFA) 1995

The Development Facilitation Act 1995 (Act 67 of 1995) was introduced to simplify and streamline development approval processes, while also promoting sustainable and equitable development. Key objectives of the DFA include:

• Speeding up land development applications
• Encouraging public participation in planning decisions
• Ensuring fair and transparent evaluation of development proposals

Although certain provisions of the DFA have been replaced or incorporated into other legislation, the Act still offers insights into how South African law aims to balance efficiency with public interest in town planning.

9. Duet Unit

A duet unit is essentially one of two attached residential units, sharing at least one common wall. These are popular in urban areas with limited space. Duet units are often more cost-effective than standalone houses, making them attractive to:

• First-time buyers looking for affordability
• Smaller families or retirees seeking lower maintenance costs
• Investors wanting rental income in high-demand areas

For example, in parts of Pretoria and Johannesburg where property prices can be high, duet units offer an accessible entry point into property ownership.

10. Engineering Services Contributions

When a developer undertakes a new project, local authorities often charge engineering services contributions (sometimes referred to as “bulk contributions”). These fees help fund the infrastructure needed to support the development, such as:

• Roads and street lights
• Sewer systems and water networks
• Electricity reticulation

This mechanism ensures that the cost of new infrastructure is fairly distributed between public authorities and private developers, maintaining a balanced approach to urban growth.

11. Environmental Authorization (EA)

Environmental authorization is a legal permit required for projects that may significantly affect the environment. The authorization process often involves an Environmental Impact Assessment (EIA), which examines:

• Water pollution or air pollution risks
• Impacts on biodiversity and ecosystems
• Sustainable use of resources

In South Africa, the legal framework for these assessments is largely guided by the National Environmental Management Act (NEMA). Without an EA, developers may face fines, legal action, or forced project stoppages.

12. Floor Area Ratio (FAR)

The Floor Area Ratio (FAR) measures the total floor area of a building relative to the size of the plot it occupies. FAR is calculated by dividing the total building floor area by the lot area.

• High FAR: Indicates a tall or dense building relative to the plot size (common in central business districts).
• Low FAR: Indicates a smaller or less dense structure (common in suburban or rural residential areas).

FAR regulations help control building density, urban form, and infrastructure capacity in a locality.

13. Key Government Departments & Acronyms

Gautrans

Gautrans is another name for the Gauteng Department of Transport and Public Works, which oversees transportation infrastructure (roads, public transit, etc.) and certain public works in Gauteng Province.

GDARD

GDARD stands for the Gauteng Department of Agriculture and Rural Development, responsible for policies and programs in agriculture, rural development, and environmental management within Gauteng.

These departments often work closely with town planners, municipalities, and developers to align projects with provincial and national priorities.

14. Gross Floor Area (GFA)

Gross Floor Area (GFA) is the total floor area measured from the outer walls of a building. It includes:

• Interior walls and staircases
• Storage and utility rooms
• Basements (if applicable)

However, GFA usually does not include external amenities like gardens, porches, balconies, or parking lots. GFA is crucial for calculating building density and can impact building plan approvals and municipal rates.

15. Home Enterprise or Home Undertaking

A home enterprise is a small-scale business operated from a person’s primary residence. Examples include:

• Consulting services (e.g., accounting, legal advisory)
• Online businesses (e.g., e-commerce, digital marketing)
• Small workshops (e.g., tailoring, crafts, or baking)

Municipalities often regulate the types of home enterprises permitted in residential zones. These regulations might limit noise, operating hours, parking, or signage to preserve the residential character of the neighborhood.

16. NEMA: National Environmental Management Act 107 of 1998

The National Environmental Management Act (NEMA) serves as the cornerstone of environmental legislation in South Africa. It stipulates:

• Principles for environmental decision-making
• Roles and responsibilities of government departments and stakeholders
• Procedures for Environmental Impact Assessments (EIAs)

NEMA enforces the concept of sustainable development, ensuring that economic progress does not come at the cost of ecological damage or social injustice.

17. Outdoor Advertising

Outdoor advertising encompasses billboards, digital screens, street furniture ads, and other signage displayed in outdoor public spaces. Municipal regulations typically govern:

• Placement of billboards near roads and intersections
• Size and height of signs
• Illumination levels and safety requirements

These regulations aim to prevent visual clutter, driver distraction, and neighborhood blight. Effective outdoor advertising can boost local businesses, but must align with local planning guidelines.

18. Panhandle Property

A panhandle property has a narrow “handle-like” access route connecting the main portion of the lot to the street. These are more common in areas with land scarcity, where owners subdivide larger plots to maximize their land usage.

• Advantages: Increased privacy and possibly lower costs.
• Challenges: Limited road frontage and potential access disputes.

Municipalities have specific guidelines for panhandle widths, emergency vehicle access, and utility easements to ensure safety and functionality.

19. Parking Ratio

The parking ratio indicates how many parking spaces are required per unit or square meter of built area. For instance, a ratio of 1:20 means one parking spot for every 20 square meters of floor space. Municipal by-laws set parking ratios to manage:

• Traffic congestion in busy commercial zones
• Accessibility for residential complexes
• Compliance with national building regulations

Higher parking ratios can increase construction costs and reduce green spaces, so town planners must balance convenience with sustainability.

20. Record of Decision (ROD)

A Record of Decision (ROD) is an official document that details the final ruling on a development application, typically after an Environmental Impact Assessment (EIA). It covers:

• Conditions of approval (e.g., environmental mitigation measures)
• Reasons for the decision
• Appeals process if an applicant or interested party objects to the outcome

This transparency helps ensure that all stakeholders, from communities to developers, understand the rationale behind developmental decisions.

21. Spatial Development Framework (SDF)

A Spatial Development Framework (SDF) outlines the long-term spatial vision for a municipality, district, or province. It addresses:

• Strategic growth areas (where economic activity or residential expansion is encouraged)
• Environmental conservation areas (wetlands, forests, cultural heritage sites)
• Infrastructure corridors (rail lines, highways, and major arterial roads)

SDFs guide policymakers and developers, ensuring that projects align with broader regional and national goals, such as job creation or environmental sustainability.

22. Section 82 Certificate

A Section 82 certificate, issued by a local municipality, confirms that a property meets zoning and land use regulations. This document may be required before:

• Transfer of property can occur
• Development (e.g., construction or major renovations) proceeds

It effectively validates that the property’s current or proposed uses comply with relevant municipal by-laws, offering assurance to buyers, sellers, and lenders alike.

23. Section 101 Certificate

A Section 101 certificate verifies that a property is properly registered and that all necessary fees and taxes have been paid. This is another essential checkpoint in property transactions, ensuring no unpaid municipal accounts or other financial encumbrances exist before the property changes hands or undergoes new developments.

24. Section 125 Amendment Scheme

When zoning or land use regulations need updating, municipalities issue a Section 125 amendment scheme. This legal instrument outlines changes to existing zoning regulations or introduces new ones in response to evolving community needs, such as:

• Accommodating population growth
• Promoting mixed-use projects
• Adjusting to emerging economic activities

Public participation processes often accompany these schemes to gather feedback from local residents and businesses.

25. Density

Density typically refers to how many people or dwelling units can occupy a given area (e.g., number of units per hectare). In South African town planning, density is crucial for:

• Optimizing land use in rapidly urbanizing areas
• Ensuring adequate infrastructure (e.g., schools, public transport)
• Controlling sprawl and preserving open spaces

High-density areas often support more robust public transportation options and community amenities, whereas low-density zones preserve the suburban feel and require less intensive infrastructure. 

26. Flood Lines

Flood lines on a map indicate the maximum water level expected during different types of flood events (often the 1-in-100-year flood line). These lines are crucial for:

• Planning safe building locations and floor levels
• Infrastructure design (e.g., drainage, retention ponds)
• Disaster preparedness and risk mitigation

Building below the flood line often requires additional approvals or architectural adaptations (e.g., raised foundations). Developers must respect these lines to prevent property damage and protect human lives.

27. Notarial Tie

A notarial tie is a legal mechanism used to bind two or more properties together under a single condition or agreement, executed by a notary public. In town planning, it is often used to:

• Consolidate multiple stands for development
• Ensure shared services between properties (e.g., a shared driveway)

A notarial tie restricts each tied portion from being sold or developed independently unless the tie is legally removed.

28. Urbanization

Urbanization describes the increasing proportion of people living in urban areas. South Africa’s urbanization rate has soared over the past few decades, driven by economic opportunities and rural-to-urban migration. Key town planning implications include:

• Increased demand for housing, schools, and healthcare
• Strain on existing infrastructure (water, sanitation, roads)
• Opportunities for economic growth, innovation, and cultural exchange

Planners must ensure that this urban growth is balanced, inclusive, and sustainable.

29. Land Use Planning

Land use planning decides how land should be utilized—be it residential, commercial, industrial, agricultural, or conservation. It goes hand in hand with zoning and spatial planning:

• Promoting sustainable development by preserving environmentally sensitive areas
• Mitigating land conflicts between different stakeholders
• Coordinating infrastructure like roads and utilities with land use needs

Effective land use planning can attract foreign investment, boost tourism, and enhance overall quality of life.

30. Subdivision

Subdivision is the practice of splitting a larger parcel of land into smaller lots. Each new lot can be sold or developed separately. While subdivisions can increase land availability, they also require:

• Compliance with local regulations on minimum lot sizes, access roads, and services
• Approval from municipal and environmental authorities
• Infrastructure provisioning (e.g., water, electricity, sanitation)

Subdivision is common in both urban expansion (e.g., creating new residential stands) and in farmland diversification (e.g., allowing smaller agricultural lots).

31. Infrastructure

“Infrastructure” covers the fundamental systems and services that support a community’s daily life, including:

• Roads and bridges
• Electrical grids and water supply
• Healthcare and educational facilities

Infrastructure planning in South Africa must address historical backlogs and rural-urban imbalances. For instance, government programs like the Urban Settlement Development Grant (USDG) aim to enhance infrastructure in underdeveloped urban regions.

32. Transportation Planning

Transportation planning ensures that residents can move around safely, efficiently, and affordably. It includes:

• Road network design and traffic management
• Public transit systems (e.g., buses, trains, BRT corridors)
• Cycling and pedestrian infrastructure

In many of South Africa’s major cities, integrated public transportation can reduce traffic congestion, air pollution, and commuter costs, while promoting inclusive economic growth.

33. Environmental Impact Assessment (EIA)

An Environmental Impact Assessment (EIA) is a structured process for identifying and evaluating a proposed project’s potential environmental impacts. Key steps often include:

1. Scoping: Identifying key environmental issues.
2. Impact Assessment: Conducting field studies to gauge environmental effects.
3. Public Participation: Involving communities, NGOs, and experts in decision-making.
4. Mitigation Plans: Suggesting measures to reduce or offset negative impacts.

According to NEMA, any development that could significantly affect the environment—like mining projects or large-scale housing—requires an EIA to ensure responsible and sustainable decision-making.

34. Public Open Space

Public open space refers to parks, gardens, playgrounds, and other green or recreational areas accessible to everyone. Benefits include:

• Environmental health: Trees and plants improve air quality and aid stormwater management.
• Community well-being: Spaces for relaxation, social interaction, and sports improve mental and physical health.
• Biodiversity conservation: Urban greenery can serve as habitats for local flora and fauna.

In South Africa, municipalities often require developers to allocate a portion of land for public open space or pay levies to fund public space development.

35. Height Restrictions

Height restrictions limit how tall buildings can be in a specific area. Rationales include:

• Preserving iconic views or heritage sites
• Maintaining neighborhood character and preventing overshadowing
• Managing flight paths near airports

Height limits vary based on zoning category. For example, central business districts typically permit taller structures, whereas residential areas may have lower height caps to blend with existing homes.

36. Heritage Conservation

Heritage conservation protects culturally significant sites, structures, or landscapes from alterations that could erase their historical or architectural value. Examples include:

• Historic buildings (e.g., Victorian-era homes)
• Monuments and memorials
• Cultural precincts or archaeological sites

South Africa’s national heritage laws and provincial heritage authorities ensure that new developments respect and incorporate the country’s rich cultural legacy. Restoring heritage sites can also stimulate tourism and community pride.

37. Affordable Housing

In a country where the housing backlog is a pressing concern, affordable housing initiatives aim to provide safe, adequate, and cost-effective dwellings for low- to moderate-income families. Government programs like Breaking New Ground (BNG) housing projects focus on bridging this gap. Town planners factor in:

• Proximity to public transport and job opportunities
• Mixed-income developments to foster social integration
• Cost-efficient building materials and construction methods

38. Flood Management

Flood management encompasses strategies to protect communities and infrastructure from flood damage:

• Constructing flood barriers or levees
• Maintaining drainage systems and wetlands
• Enforcing building regulations in flood-prone areas

Due to climate change, extreme weather events are on the rise, making flood management a vital component of resilient urban planning.

39. Greenbelts

Greenbelts are tracts of open land surrounding or within urban areas, often set aside to:

• Limit urban sprawl
• Protect natural habitats and agricultural land
• Provide recreational spaces for residents

South Africa’s major metros, such as Cape Town, integrate greenbelt strategies to preserve scenic landscapes and maintain ecological balance.

40. Sprawl

Sprawl refers to the uncontrolled expansion of urban areas, often characterized by low-density housing, car dependency, and inefficient land use. Downsides of sprawl include:

• Higher infrastructure costs (longer roads, more utilities)
• Environmental degradation from deforestation or wetland destruction
• Longer commutes and increased traffic congestion

Town planners encourage smart growth and transit-oriented development to counteract sprawl.

41. Gentrification

Gentrification involves the revitalization of older, often lower-income neighborhoods, which then attract wealthier residents and new businesses. While it can lead to economic improvement and infrastructure upgrades, it may also:

• Displace longtime residents through rising rents
• Erode local culture if not managed inclusively

Town planners aim to balance revitalization with affordability and community engagement to minimize negative impacts.

42. Resilience

In town planning, resilience refers to a community’s ability to withstand and recover from disruptions—be they natural disasters, economic shocks, or pandemics. Resilient urban design incorporates:

• Robust infrastructure (e.g., flood-proof roads, dependable power grids)
• Diverse economies (reducing reliance on a single industry)
• Flexible regulations that allow adaptation to changing needs

43. Brownfields

Brownfields are properties that were previously used for industrial or commercial activities and may be contaminated. Redeveloping brownfields can:

• Revitalize urban areas by removing blight
• Restore ecosystems once pollutants are removed
• Stimulate economic growth by creating new housing or commercial hubs

However, brownfield projects often require environmental assessments, cleanup processes, and potentially higher costs.

44. Transit-Oriented Development (TOD)

Transit-oriented development clusters housing, offices, retail, and amenities around public transport hubs (train stations, bus terminals). Benefits include:

• Reduced traffic congestion by promoting public transit use
• Higher walkability and pedestrian-friendly environments
• Increased property values near well-connected transit nodes

TOD is gaining traction in South African metros like Johannesburg, where the Gautrain and Rea Vaya BRT system serve as catalysts for development around stations.

45. Smart Growth

Smart growth is an urban planning approach promoting compact, walkable, and transit-accessible communities. Core principles include:

1. Mixing land uses (residential, commercial, recreational)
2. Preserving open spaces and natural resources
3. Encouraging community engagement in decision-making

Municipalities practicing smart growth aim to reduce the environmental impact of new developments while enhancing quality of life.

46. Sustainability

Sustainability means meeting today’s needs without jeopardizing the ability of future generations to meet theirs. In town planning, it involves:

• Efficient resource use (e.g., water-saving measures, renewable energy)
• Minimizing waste and pollution
• Enhancing social equity so all citizens benefit from development

A sustainable community integrates economic viability, environmental stewardship, and social well-being into its planning model.

47. Urban Heat Island Effect

An urban heat island (UHI) occurs when city centers become warmer than surrounding rural areas due to paved surfaces, high-rise buildings, and reduced vegetation. Consequences include:

• Higher energy costs for cooling
• Increased heat-related health risks
• Decreased air quality

Mitigation strategies involve planting trees, creating green roofs, and using reflective building materials.

48. Urban Design

Urban design is the art and science of shaping the physical features of a city. It aims to create functional, attractive, and inclusive spaces by integrating elements like:

• Street layouts and public squares
• Building massing and architectural styles
• Landscaping and public art

Urban design complements planning regulations by focusing on aesthetics, usability, and human-scale development.

49. Drought-Resistant Landscaping

Drought-resistant landscaping incorporates plants and design elements that thrive with minimal water. In water-scarce regions of South Africa, such strategies are vital:

• Conserving water resources
• Reducing maintenance costs
• Supporting local biodiversity by using indigenous flora

Many municipalities encourage or mandate drought-resistant landscaping in new developments as part of water-saving measures.

50. Adaptive Reuse

Adaptive reuse involves renovating and repurposing existing buildings for new functions, rather than demolishing and rebuilding. Benefits include:

• Preserving historical and cultural heritage
• Reducing construction waste and resource consumption
• Revitalizing older neighborhoods with updated uses

An example could be converting an old warehouse into loft-style apartments, bringing new life to an industrial district.

51. Landscaping

In town planning, landscaping goes beyond aesthetic appeal, encompassing strategic design of green spaces, walkways, and outdoor features. Well-planned landscaping:

• Improves air quality and microclimate
• Creates communal gathering spaces
• Boosts property values and neighborhood identity

Regulations often require a certain percentage of a development to include soft landscaping (grass, shrubs, trees) to balance built structures.

52. Density Bonuses

A density bonus rewards developers with the right to build more units or increased floor area if they include community benefits, such as:

• Affordable housing units
• Public open space or recreational facilities
• Green building features

This incentivizes private investment in projects that align with social and environmental objectives.

53. LEED Certification

Leadership in Energy and Environmental Design (LEED) is a globally recognized rating system for evaluating a building’s environmental performance. LEED certification assesses:

• Energy efficiency and renewable energy use
• Water conservation and indoor air quality
• Sustainable materials and construction practices

Developers pursuing LEED certification exemplify a commitment to environmental responsibility and sustainability—qualities often encouraged by town planning authorities.

54. Mixed-Use Development

Mixed-use developments integrate various functions—residential, commercial, cultural, and sometimes light industrial—within the same precinct. This approach fosters:

• Vibrant, 24/7 communities where people can live, work, and socialize
• Reduced commuting times and traffic congestion
• Increased property values and better use of existing infrastructure

For example, a mixed-use project in Johannesburg’s inner city might include ground-floor retail, office spaces, and apartments above, all connected to public transport.

Conclusion: Shaping the Future of South African Towns and Cities

South Africa’s town planning framework is designed to balance economic development, social justice, and environmental sustainability. From zoning to spatial planning frameworks, each tool serves a specific purpose. Whether you’re an aspiring homeowner, a developer, or a concerned citizen, an understanding of these concepts empowers you to engage meaningfully with local authorities, participate in public hearings, and even propose community-driven initiatives.

At Town Planner (Pty) Ltd, we believe that effective town planning is about shaping inclusive, equitable, and thriving urban and rural landscapes. Given South Africa’s unique challenges—and its wealth of opportunities—collaborative, well-informed planning is the key to building a brighter future for all.

Call to Action: Partner with Town Planner (Pty) Ltd Today!

Ready to turn your property vision into reality or need expert advice on navigating complex regulations? Town Planner (Pty) Ltd is here to help! We offer:

• Professional consultation on land use and zoning applications
• Assistance with environmental authorizations, EIAs, and heritage considerations
• End-to-end support for your residential, commercial, or mixed-use development projects

Contact us today to discuss how we can guide you through the town planning process—from initial concepts to final approval. Let’s work together to build sustainable, vibrant communities across South Africa!