Pretoria, like many South African cities, is constantly evolving. Town Planners and the town planning process play a crucial role in shaping the growth and expansion of Pretoria. 

Town Planner in Pretoria guides this evolution, providing the needs for housing, infrastructure, and economic development, while preserving historic areas and creating sustainable, livable spaces. Town planners address challenges like population growth, economic opportunities, and transportation demands. Their work leaves a lasting impact on the city’s trajectory, ensuring its transformation is both intentional and beneficial for generations to come. 

If you’re a Pretoria resident, developer, property owner, or business owner in the city’s future, understanding town planning in Pretoria is very crucial. 

WHAT IS LAND USE PLANNING IN PRETORIA? 

Land use planning for Pretoria, also referred to as statutory planning, is a process that town planners attend to and involves the systematic assessment, evaluation, and regulation of the use of land to promote and achieve specific social, economic, and environmental objectives for Pretoria.

Land Use Planning seeks to determine the most appropriate and sustainable ways to utilize land for various purposes that include residential, commercial, industrial, agricultural, recreational, or conservation activities.

In Pretoria, land use planning can be done by means of land use applications or land development applications. The purpose of a land use application is to amend the land use rights or zoning, the size of a land parcel, or the form of a property. 

A land use application can be done by means of the following land use application processes:

• Rezoning
• Consent use.
• Subdivision
• Township Establishment
• Division of a township
• Extension of Township Boundaries
• Removal of Restrictive Title Conditions
• Permission

THE KEY POLICIES THAT DRIVE TOWN PLANNING IN PRETORIA:

The following key policies and bylaws influence town planning, especially land use planning in Pretoria, include:  

• City of Tshwane Regional Spatial Development Framework (RSDF) 
• City of Tshwane Land Use Management By-Law, 2016
• Tshwane Town Planning Scheme 2008 (revised 2014)
• IDP

These policies and bylaws provide the regulatory foundation for responsible town planning and urban development in Pretoria. The Regional Spatial Development Framework (RSDF) sets out a broader vision for the city’s growth, emphasizing connectivity and sustainable resource management. The Land Use Management By-Law establishes specific zoning regulations and outlines procedures for development applications. Meanwhile, the Tshwane Town Planning Scheme provides detailed guidance on land use, building standards, and the preservation of certain areas in Pretoria. 

The Integrated Development Plan (IDP) for Pretoria plays a pivotal role in aligning town planning decisions with the municipality’s overall development priorities. 

Together, these policies create a framework that balances progress with the protection of Pretoria’s unique character and environmental well-being for sustainable growth. 

WHAT DOCUMENTS ARE REQUIRED FOR A TOWN PLANNING APPLICATION IN PRETORIA  

The documents required for a Town Planning Application in Pretoria are dependent on the type of application submitted (ie Rezoning, Consent, permission, Subdivision etc).  

A typical town planning application for Pretoria may include: 

• A pre-application, as may be determined by the City of Tshwane/Pretoria Municipality,.
• Cover letter addressed to the relevant city of Tshwane/Pretoria Municipality.
• Completed application forms.
• Motivation Report, which complies with the City of Tshwane Land Use Management By-Law, 2016
• A locality plan indicating the locality of the property
• A zoning plan indicating the zoning of the current and surrounding properties on an appropriate scale
• A land plan indicating the land use of the current and surrounding properties on an appropriate scale
• Site Plan: A scaled drawing that displays the property cadastral, with proposed and existing structures aligned to the development proposal. The site plan can also indicate the elevations of the proposed building work.
• Details of the surrounding properties that require notification List of neighbors
• Zoning certificate (issued by the municipality)
• Proposed Annexure/Zoning Rights
• Registered title deed
• A power of attorney is signed by the owner.
• Consent from the bondholder (if applicable and if bonded with a bank) must be submitted with the application.
• Specialist Studies: Depending on the town planning proposal and requirements of the City of Tshwane/Pretoria Municipality. , specialist studies such as services reports, geotechnical reports, traffic impact studies, etc. may be required.

Town Planning Applications in Pretoria (ie Rezoning, Consent, permission, Subdivision etc) are submitted online via the Tshwane E-Services Land Use Portal. 

UNDERSTANDING THE TOWN PLANNING PROCESS FOR PRETORIA 

The Land Use application process required for a Town Planning Applications in Pretoria, is dependent on the type of application submitted (ie Rezoning, Consent, permission, Subdivision etc).  

Each type of application that is subject to each requirement of the City of Tshwane Municipality and the City of Tshwane Land Use Management By-Law, 2016 that provides requirements for a different land use application for Pretoria. The following process is generally applicable for a typical land use application in Pretoria:

•  Inquiry Stage: The landowner or developer contact a Professional Town Planner. Basic information should be provided for the purpose of the proposed application.  The appointed Town Planner will conduct a desktop assessment to determine what type of land use application is required for the property owner/ developers needs and to ensure the application(s)  aligns with Council Policies.

• Pre-Application Consultation Stage: A meeting is typically arranged with the municipality’s town planning department and Consulting Town Planner. During this meeting, the application is discussed, and the municipality provides guidance on the viability of the proposal based on Council Policies. The Pre-Application can also be provided in a written format subject and is subject to Council requirements. A Pre-Application process is helpful ass it will give guidance if the proposal will be supported in principle. It also provides the property owner with transparency and assurance that the proposal will be supported in principle and eliminates the risk of receiving a refusal in the process. In Pretoria, this stage is not necessarily required. A Pre-consultation process is recommended for complex land use proposals that might require input from City Planning or other Services Departments. 

• Formal Application Stage: Once the landowner or developer decides to proceed with the application, a formal application needs to be submitted to the City of Tshwane, compiled by a competent and professional town planner. This application includes various documents and payment of the relevant application fees. It is always advised that a professional and competent town planner compile the application.

• Public Participation Stage: After submission of the application, the appointed town planner must attend to the public participation process. In Pretoria, the public participation process runs for a period of 28 days in order to allow any infested and affected party sufficient time to comment on or object to the application. Notifications consist of advertisements in the government gazette, local newspapers, notification via registered mail, and on-site placard notices. In Pretoria, the placard notice needs to be maintained for a period of 14 days. Comments and/or objections from residents should be specifically addressed to the municipality.

• Technical Assessment Stage: In Pretoria, each department of the City of Tshwane Municipality must provide comments on the proposed application. The municipality may also request comments and input from External or Provincial Department depending on the nature and location of the proposed application.

•  Evaluation Stage: As soon as input from all the respective and required departments has been received, can the responsible town planner at Council evaluate the proposed application. The municipality will make a decision on the application. This decision could include approving the application, approval subject to certain conditions, refusal of the application, or referring it back to the applicant for further information or amendments.

• Compliance Stage: Once a application is approved, the application will, in most cases, be subject to certain conditions. It remains the responsibility of the owner to ensure that all the conditions are met based on the condition requirements. An example can be the payment of bulk contributions to the municipality. Once all the conditions have been met, a zoning certificate can be issued by the municipality with the newly applied zoning. In Pretoria, the compliance part is normally referred to as the PCP application.

• Implementation stage: After a compliance stage is completed, the property owner or developer can proceed with implementing the proposed changes in land use subject to compliance with the applications conditions set by the municipality and obtaining relevant building plans and permits.

TOWN PLANNING APPLICATION TIMELINES FOR PRETORIA 

The timeframes for a land use application are dependent on the following factors:

The duration of a town planning application process in Pretoria depends on several factors, including:

• Complexity of the Application: Large-scale, mixed-use developments or those requiring significant zoning changes naturally take longer to assess and process than simpler applications.

• Completeness of Submission: Ensuring your initial application contains all required documents, plans, and supporting studies can significantly reduce delays caused by requests for additional information.

• Public Participation: The extent of public input required, particularly if objections are received, this can lengthen the overall timeline.

• Workload of the Municipality: The volume of applications the City of Tshwane is handling at any given time can impact the processing speed.

Unfortunately, there’s no single, definitive answer to this question. It is always advisable to contact and consult with a Town Planner or the City of Tshwane directly for the most up-to-date information on expected timelines for your specific type of application.

Contact Urban Arrow today for your Pretoria Town Planning Application

Please note: This is a general guide. Specific requirements and procedures can vary. Always consult with a Qualified and Professional Town Planner for the most up-to-date information and personalized advice.