Michaal de Jager Ontwerp

02/10/2025

The City of Cape Town introduced Incentive Overlay Zones in selected areas on 1 October - these special zoning overlays are aimed at making development easier and more cost-effective in these areas.

"What is an Incentive Overlay Zone (IOZ)?

An IOZ creates a special zoning area with special provisions, over and above the base zoning’s existing provisions.

Property owners whose properties fall within an IOZ get additional or enhanced development rights, such as height, floor factor, coverage, setbacks and additional use rights. Should the new proposed development comply with the rules of the IOZ, only a building plan application is required.

In all other areas in Cape Town where developers want to increase the development opportunity of a site over and above what is being allowed for as part of its current zoning, they are required to follow a land use application process and submit a building plan application to the City for assessment – thus, they have to comply with at least two application processes."

In June, the City of Cape Town’s Council approved several amendments to the Municipal Planning By-law that regulates development and land use in the city. One of the key initiatives for making it easier and more cost-effective to develop in Cape Town, is the introduction of an Incentive Overlay Zone (IOZ) for Development Focus Areas in Athlone, Maitland, Parow/Elsies River, Bellville and Diep River. The IOZ for these areas has been approved and promulgated, taking effect as of today, 1 October 2025.

See: https://bit.ly/3ILuC7J

28/01/2025

"Buying a property is a significant investment, as most say, the biggest one you'll make in your lifetime. While location, price, and size are crucial factors, a town planner's perspective or opinion can reveal hidden aspects that can significantly impact your property's value and your future enjoyment."

For more information or advice from our experienced team, contact Michaal De Jager on 083 601 8476 or [email protected].

While location, price, and size are crucial factors, a town planner's perspective or opinion can reveal hidden aspects that can significantly impact your property's value and your future enjoyment.

21/05/2024

"“In the same way sellers aren’t legally required to provide approved plans in order for a property to be transferred, they’re also not required to produce an Occupancy Certificate,” says Roger Lotz, franchisee of the Rawson Properties Helderberg. “The trouble is, not having these documents in order can create some serious difficulties for buyers – particularly when it comes to securing a bond.”

Lotz explains that most South African banks require proof of a property’s legality before they will finance its purchase. If the seller does not – or cannot – provide this in the form of approved plans and an Occupancy Certificate, the buyer may find themselves struggling to get finance approval."

Michaal De Jager Ontwerp can assist clients in addressing any unapproved building work, in order to obtain an updated occupancy certificate for their property.

We also share some more information regarding occupancy certificates in our video on the subject. Clients can find this on our page - or contact us on 083 601 8476 or [email protected] for assistance.

Occupancy Certificates are legal documents certifying that a property complies with all relevant building regulations and by-laws, and is safe to occupy. They are typically received after an official inspection of completed renovations, ticking the final checkbox of the municipal approval process.

15/04/2024

"South Africa has very strict legislation protecting heritage buildings,” he says, “and while most people know that extremely old properties or properties with known historical significance are subject to special restrictions, it’s less common knowledge that heritage rules apply to any property over sixty years of age. In the Western Cape, that covers a huge percentage of our residential properties, which means most home renovations will need to go through some level of heritage approval.”

As part of our service offering to clients, Michaal de Jager Ontwerp can prepare and submit section 34 applications to Heritage Western Cape, to ensure that additions or alterations made to buildings older than 60 years are completed legally.

For more information or advice on planning your building project, obtaining approved drawings or addressing illegal work on your property, contact us on 083 601 8476 or [email protected].

All buyers should make a point of checking a property’s age and approved plans as a standard part of their purchase process – particularly if future renovations are planned.

06/02/2024

New City of Cape Town Contact Number for Development Related Queries

"'The 021 401 4702 number is the one to use from now on, regardless of the nature of your query – be it a building plan submission, a land use application, or any other matter related to development,' said the City's Deputy Mayor and Mayoral Committee Member for Spatial Planning and Environment, Alderman Eddie Andrews."

For more information or advice on planning your building project, contact Michaal De Michaal de Jager Ontwerp on 083 601 8476 or [email protected].

Phone one number for all development related queries

The City of Cape Town has launched a new one-stop number for all building plan and development related queries. The new number to phone is 021 401 4702, Monday to Friday, from 08:00 to 16:00. It is easy and convenient. Our Contact Hub agents are waiting to assist.

'The 021 401 4702 number is the one to use from now on, regardless of the nature of your query – be it a building plan submission, a land use application, or any other matter related to development,' said the City's Deputy Mayor and Mayoral Committee Member for Spatial Planning and Environment, Alderman Eddie Andrews.

Read more: https://bit.ly/3HHvC94

24/01/2024

Considerations When Investing in a Property

Here at Michaal de Jager Ontwerp, we are passionate about sharing our knowledge with you! To assist our clients in navigating the planning and approval process more easily, we have put together a series of short videos to answer some of your most common questions.

Today, we are discussing considerations that potential property owners should be aware of, before signing an offer.

If you have any questions about this topic or need assistance, you are welcome to contact us on 083 601 8476 or [email protected].

18/01/2024

Michaal is a qualified professional senior architectural technologist, registered with SACAP (The South African Council for the Architectural Profession), as well as SAIAT (The South African Institute of Architectural Technologists).

We can assist clients with conceptual drawings, design development and submission drawings for a wide variety of projects, including:

• minor works such as swimming pools, boundary walls and fences and carports

• new homes, apartment buildings and second- or third dwelling additions

• additions and alterations to existing buildings

• commercial works such as offices and retail spaces

• industrial works such as factories, showrooms and warehouses

• institutional and mixed-use buildings such as churches and schools

As a team, our practice is intentionally small with an aim to offer service excellence in all areas through dedicated personal attention.
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Contact us on 083 601 8476 or [email protected], to find out how we can add value to your project.

09/01/2024

Property Zoning

Property zoning is a method of development management, in which the City of Cape Town or other municipality designates property for a particular use category (zone). Within each zone, there are provisions and rules, setting out the purposes for which the property may be used, and the manner in which it may be developed.

In the Cape metropolitan area, common zonings include SR1 (single residential), GR1 (group housing) and LB (local business).

Property owners may request a zoning certificate from their local building office.

For more information or advice on planning your building project, contact us on 083 601 8476 or [email protected].

Call now to connect with business.

08/01/2024

We are back in the office and ready to be of service!

Michaal De Jager Architectural Services can assist clients with building plans and related services for all architectural needs, including:

• new homes
• additions and renovations
• minor works (car ports, pools, boundary walls etc)
• commercial works
• industrial works

We also offer building plan- and land use management application services, applications with Heritage Western Cape, as well as SANS204 (energy efficiency) calculations for clients with plans already in place.

With over 15 years experience, our focus is to add value to your project through excellent service and advice, and superior design.

For more information, please contact Michaal de Jager (BAS-degree, UCT, 2003; SACAP- and SAIAT-registered) on 083 601 8476 or [email protected] – or visit www.michaaldejager.co.za or our page, Michaal De Jager Ontwerp.

05/12/2023

Occupancy Certificates – What Are They and Why Are They Important?

Here at Michaal De Jager Architectural Services, we are passionate about sharing our knowledge! To assist our clients in navigating the planning and approval process more easily, we have put together a series of short videos to answer some of your most common questions.

Today, we are discussing Occupancy Certificates.

If you have any questions about this topic, or would like to suggest topics for future discussion, let us know in the comments! Alternatively, you are welcome to contact us on 083 601 8476 or [email protected]. Remember to like our page, Michaal de Jager Ontwerp to keep up to date with future topics.